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Hazards Certification","inspectionDate":"2023-05-08","result":"Certified","expirationDate":"2024-05-08","buildingId":"1405874"},{"number":"BC-2023-014600","type":"Fire Alarm Certification","inspectionDate":"2023-07-13","result":"Certified","expirationDate":"2024-07-13","buildingId":"1405874"},{"number":"BC-2025-001250","type":"Special Hazards Certification","inspectionDate":"2025-01-15","result":"Certified","expirationDate":"2026-01-15","buildingId":"1405874"},{"number":"BC-2025-009085","type":"Fire Alarm Certification","inspectionDate":"2025-04-07","result":"Certified","expirationDate":"2026-04-07","buildingId":"1405874"},{"number":"BC-2026-015807","type":"Fire Alarm Certification","inspectionDate":"2026-05-29","result":"Certified","expirationDate":"2027-05-29","buildingId":"1405874"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1257,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3002 S 15TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PREPARATION AND SERVING OF HOT FOOD FOR TAKE OUT (TAKE OUT RESTAURANT) AS PART OF AN EXISTING RETAIL GROCERY STORE ON 1ST FLOOR WITH EXISTING TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2015-08-12","number":"24093","relatedPermit":"565053"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":319700,"taxable":319700,"land":25200,"improvement":294500,"taxableLand":25200,"taxableImprovement":294500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":319700,"taxable":319700,"land":25200,"improvement":294500,"taxableLand":25200,"taxableImprovement":294500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":338900,"taxable":338900,"land":67780,"improvement":271120,"taxableLand":67780,"taxableImprovement":271120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":400500,"taxable":400500,"land":80100,"improvement":320400,"taxableLand":80100,"taxableImprovement":320400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":404500,"taxable":404500,"land":80900,"improvement":323600,"taxableLand":80900,"taxableImprovement":323600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":404500,"taxable":404500,"land":80900,"improvement":323600,"taxableLand":80900,"taxableImprovement":323600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":404500,"taxable":404500,"land":80900,"improvement":323600,"taxableLand":80900,"taxableImprovement":323600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":330500,"taxable":330500,"land":66100,"improvement":264400,"taxableLand":66100,"taxableImprovement":264400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":330500,"taxable":330500,"land":66100,"improvement":264400,"taxableLand":66100,"taxableImprovement":264400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":420900,"taxable":420900,"land":84180,"improvement":336720,"taxableLand":84180,"taxableImprovement":336720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":420900,"taxable":420900,"land":84180,"improvement":336720,"taxableLand":84180,"taxableImprovement":336720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":474700,"taxable":474700,"land":94900,"improvement":379800,"taxableLand":94900,"taxableImprovement":379800,"exemptLand":0,"exemptImprovement":0}],"taxNow":5892,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"164535","date":"2008-07-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-07-15","scope":"1ST FLOOR VACANT TO GROCERY STORE. NO CHANGE TO 2 APTS ON 2ND FLOOR AND 3RD FLOOR VACANT."},{"number":"540747","date":"2014-06-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-06-13","scope":"FOOD, BEVERAGES, AND GROCERIES - 1ST FLOOR WITH SALES OF COLD SANDWICHES AND TWO SINGLE FAMILY DWELLINGS, ONE ON SECOND AND ONE ON THIRD FLOOR IN SAME EXISTING STRUCTURE, NO SIGNS ON THIS PERMIT."},{"number":"565053","date":"2015-10-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-10-28","scope":"FOR THE PREPARATION AND SERVING OF HOT FOOD FOR TAKE OUT (TAKE OUT RESTAURANT) AS PART OF AN EXISTING RETAIL GROCERY STORE ON 1ST FLOOR WITH EXISTING TWO (2) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE."},{"number":"659805","date":"2016-01-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM PER NFPA 17A STANDARD FOR COMMERCIAL KITCHEN EXHAUST HOOD AS PER PLANS. SEE APP 659789 FOR PLANS."},{"number":"659789","date":"2016-01-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE INSTALLATION OF A COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED FANS AND DUCTWORK AS PER PLANS."},{"number":"964575","date":"2019-04-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-04-09","scope":"FOR USE AS SALES OF FOOD, BEVERAGES AND GROCERIES IN AN EXISTING STRUCTURE WITH EXISTING TWO FAMILY HOUSEHOLD LIVING"},{"number":"GM-2022-005494","date":"2022-06-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-04-17","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2022-011842","date":"2022-08-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-09-01","scope":"Installing 9 Fixtures WITHOUT PIPING"},{"number":"CP-2022-005724","date":"2023-01-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-09-01","scope":"FOR ALTERATIONS TO THE 2ND AND 3RD FLOORS OF AN EXISTING STRUCTURE TO INCLUDE NEW INTERIOR PARTITIONS, RATED SHAFT ENCLOSURE INSTALLATIONS, RATED FLOOR/CEILING ASSEMBLIES, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR ANY PLUMBING, MECHANICAL, ELECTRICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. **"},{"number":"EP-2023-000622","date":"2023-01-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-09-01","scope":"Fishing wire behind sheetrock for extra outlets and lights that are dedicated lines as per 2017 nec"},{"number":"CP-2025-000536","date":"2025-06-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-29","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND THE INSTALLATION OF RATED ASSEMBLIES. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Renovated & sold on","storyDelta":9.22,"timeline":[{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"viol","w":"11 L&I violations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"12 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 9 failed, 5 passed"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"212052","type":"Rental","status":"Inactive","businessName":"JOHN MESSINA (AGT WILLIAM FURIA)","legalName":"JOHN MESSINA","address":"1247 SNYDER AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-03-18","latestIssueDate":"2014-05-07","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"478523","type":"Food Preparing and Serving","status":"Inactive","businessName":"CLAUDIA NIETO","legalName":"CLAUDIA NIETO","address":"1247 SNYDER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-07-08","latestIssueDate":"2010-12-10","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"638392","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LA TIENDA MINI MARKET INC","legalName":"LA TIENDA MINI MARKET INC","address":"1247 SNYDER AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-08-13","latestIssueDate":"2014-08-13","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"810697","type":"Food Preparing and Serving","status":"Inactive","businessName":"LA TIENDA MINI MARKET INC","legalName":"LA TIENDA MINI MARKET INC","address":"1247 SNYDER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-04-29","latestIssueDate":"2024-04-08","expirationDate":"2025-04-28","inactiveDate":"2025-06-27"},{"number":"1001377","type":"Food Preparing and Serving","status":"Active","businessName":"LA SANDUNGA OAXAQUENA MEXICAN FOOD INC","legalName":"LA SANDUNGA OAXAQUENA MEXICAN FOOD INC","address":"1247 SNYDER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-03-07","latestIssueDate":"2026-03-07","expirationDate":"2027-03-06","inactiveDate":null}],"licenseActivity":[{"number":"1001377","type":"Food Preparing and Serving","businessName":"LA SANDUNGA OAXAQUENA MEXICAN FOOD INC","legalName":"LA SANDUNGA OAXAQUENA MEXICAN FOOD INC","issuedDate":"2026-03-07","latestIssueDate":"2026-03-07","closureDate":null,"expirationDate":"2027-03-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"810697","type":"Food Preparing and Serving","businessName":"LA TIENDA MINI MARKET INC","legalName":"LA TIENDA MINI MARKET INC","issuedDate":"2019-04-29","latestIssueDate":"2024-04-08","closureDate":"2025-06-27","expirationDate":"2025-04-28","inactiveDate":"2025-06-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"638392","type":"Food Establishment, Retail Permanent Location","businessName":"LA TIENDA MINI MARKET INC","legalName":"LA TIENDA MINI MARKET INC","issuedDate":"2014-08-13","latestIssueDate":"2014-08-13","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"478523","type":"Food Preparing and Serving","businessName":"CLAUDIA NIETO","legalName":"CLAUDIA NIETO","issuedDate":"2009-07-08","latestIssueDate":"2010-12-10","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"212052","type":"Rental","businessName":"JOHN MESSINA (AGT WILLIAM FURIA)","legalName":"JOHN MESSINA","issuedDate":"2004-03-18","latestIssueDate":"2014-05-07","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["6 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["3 permit events 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 #24093: CLOSED · Granted; related permit 565053. Use permit #164535: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"5 permits not marked completed: 659789 (EXPIRED), GM-2022-005494 (Expired), PP-2022-011842 (Expired), CP-2022-005724 (Expired), EP-2023-000622 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"6 open L&I violations","finding":"45 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jan 15, 2026; Fire Alarm Certification: Certified through May 29, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"35 failed, 13 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #478523: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #638392: Inactive since Jun 29, 2015; Food Preparing and Serving #810697: Inactive since Jun 27, 2025","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"}]}