{"asOf":"2026-08-01T03:25:20.919Z","block":"2600-2699 S HUTCHINSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-hutchinson-st","address":"2655 S HUTCHINSON ST","parcelNumber":"871179550","source":"https://property.phila.gov/?p=871179550","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"HUANG MING SEN","coOwner":"CHENG CHIAO MING","marketValue":251200,"landAssessment":50240,"improvementAssessment":200960,"livableArea":1590,"yearBuilt":1925,"lastSale":{"price":180000,"date":"2011-06-23T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91603752976493,"lng":-75.16379741018531,"geom":{"type":"Polygon","coordinates":[[[-75.163707947,39.916046935],[-75.163715126,39.91600517],[-75.16388869,39.916029943],[-75.163880071,39.916069404],[-75.163707947,39.916046935]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":735,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"101 WILDFLOWER CT, WENONAH NJ, 08090","mailOut":true,"appeals":[{"type":"ZBA Decision Correction","grounds":"***MUST BE HEARD***\n\nPERMIT FOR THE ADDITION OF A 3RD FLOOR, WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE, TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION PER PLAN. FOR USE AS A MIXED-USE BUILDING, COMMERCIAL SPACE ON THE 1ST FLOO","status":"Completed","outcome":"Withdrawn","date":"2024-12-18","number":"ZP-2022-012699","relatedPermit":"ZP-2022-012699"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":161700,"taxable":161700,"land":14700,"improvement":147000,"taxableLand":14700,"taxableImprovement":147000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":161700,"taxable":161700,"land":14700,"improvement":147000,"taxableLand":14700,"taxableImprovement":147000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":189100,"taxable":189100,"land":37820,"improvement":151280,"taxableLand":37820,"taxableImprovement":151280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":194700,"taxable":194700,"land":38940,"improvement":155760,"taxableLand":38940,"taxableImprovement":155760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":196600,"taxable":196600,"land":39320,"improvement":157280,"taxableLand":39320,"taxableImprovement":157280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":196600,"taxable":196600,"land":39320,"improvement":157280,"taxableLand":39320,"taxableImprovement":157280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":196600,"taxable":196600,"land":39320,"improvement":157280,"taxableLand":39320,"taxableImprovement":157280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":247300,"taxable":247300,"land":49460,"improvement":197840,"taxableLand":49460,"taxableImprovement":197840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":247300,"taxable":247300,"land":49460,"improvement":197840,"taxableLand":49460,"taxableImprovement":197840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":229900,"taxable":229900,"land":45980,"improvement":183920,"taxableLand":45980,"taxableImprovement":183920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":229900,"taxable":229900,"land":45980,"improvement":183920,"taxableLand":45980,"taxableImprovement":183920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":251200,"taxable":251200,"land":50240,"improvement":200960,"taxableLand":50240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":0}],"taxNow":3218,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"353718","date":"2011-07-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-07-19","scope":"USE TO BEAUTY SALON AND ONE SIGN"},{"number":"353759","date":"2012-06-11","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-07-10","scope":"FOR THE ERECTION OF ONE (1) FLATWALL INTERNALLY ILLUMINATED SIGN (3' X 10')."},{"number":"410842","date":"2012-06-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-28","scope":"PIPING & INSTALLING 2 HAIR SHAMPOO SINKS & 2 PEDICURE SINKS (MIXED USE)"},{"number":"410144","date":"2012-08-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-01-28","scope":"ALTERATIONS PER PLANS INCLUDING INSTALLATION OF EXTERIOR STAIR, EXTERIOR WALL INFILL, NEW ACCESSIBLE RECEPTION DESK AND FINISHES IN THE FIRST FLOOR; CERITIFICATE OF OCCUPANCY FOR CHANGE OF OCCUPANCY WITH NO CHANGE IN OCCUPANCY CLASSIFICATION TO BEAUTY SALON IN FIRST FLOOR ONLY. SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL, ELECTRICAL OR PLUMBING WORK."},{"number":"424962","date":"2012-10-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-01-28","scope":"AMEND BUILDING PERMIT # 410144 TO REFLECT REVISED UPPER LANDING DIMENSION FOR EXTERIOR STAIR."},{"number":"ZP-2024-005050","date":"2024-05-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"ZP-2022-012699","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-12-18","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"sale","p":180000},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Sign"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-31","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-012699: Completed · Withdrawn; related permit ZP-2022-012699. Use permit #353718: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2022-012699 (Refused).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}