{"asOf":"2026-07-28T12:23:14.716Z","block":"2500-2599 S 61ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-61st-st","address":"2560 S 61ST ST","parcelNumber":"871187100","source":"https://property.phila.gov/?p=871187100","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"CHEN ERBO","coOwner":null,"marketValue":145300,"landAssessment":29060,"improvementAssessment":116240,"livableArea":1840,"yearBuilt":1920,"lastSale":{"price":1,"date":"2016-08-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"2381432","date":"2012-03-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2381434","date":"2012-03-08","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4381783","date":"2017-03-25","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4381781","date":"2017-03-25","code":"FC-904.11/2","title":"INT KITCHEN-CLEAN EQUIP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4381782","date":"2017-03-25","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2342315","date":"2012-01-25","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"318843","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-03-09","completedDate":"2012-08-15","violations":[{"number":"2381432","date":"2012-03-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2381434","date":"2012-03-08","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"576775","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-03-27","completedDate":"2019-01-25","violations":[{"number":"4381783","date":"2017-03-25","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4381781","date":"2017-03-25","code":"FC-904.11/2","title":"INT KITCHEN-CLEAN EQUIP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4381782","date":"2017-03-25","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"354755","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2342315","date":"2012-01-25","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"318843","date":"2012-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"318843","date":"2012-04-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"576775","date":"2017-03-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"576775","date":"2017-07-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"576775","date":"2019-01-23","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92485588480917,"lng":-75.22376048989283,"geom":{"type":"Polygon","coordinates":[[[-75.223831668,39.924773299],[-75.223873311,39.924807648],[-75.223688019,39.92493905],[-75.223648199,39.924904645],[-75.223831668,39.924773299]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-012496","type":"Fire Alarm Certification","inspectionDate":"2024-05-02","result":"Certified","expirationDate":"2025-05-02","buildingId":"1516843"},{"number":"BC-2025-011531","type":"Fire Alarm Certification","inspectionDate":"2025-04-30","result":"Certified","expirationDate":"2026-04-30","buildingId":"1516843"},{"number":"BC-2026-014137","type":"Special Hazards Certification","inspectionDate":"2026-03-26","result":"Certified","expirationDate":"2027-03-26","buildingId":"1516843"},{"number":"BC-2026-011026","type":"Fire Alarm Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"1516843"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":null,"lotArea":1119,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2560 S 61ST ST, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A TAKE-OUT RESTAURANT WITH SEATING ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE. NO CHANGE IN HEIGHT OR AREA. NO SIGN ON THIS APPLICATION.\n\n\n        (FAST TRACK)","status":"CLOSED","outcome":"Withdrawn","date":"2011-08-09","number":"14646","relatedPermit":"315854"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82800,"taxable":67800,"land":16800,"improvement":66000,"taxableLand":16800,"taxableImprovement":51000,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":82800,"taxable":82800,"land":16800,"improvement":66000,"taxableLand":16800,"taxableImprovement":66000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":107500,"taxable":107500,"land":21500,"improvement":86000,"taxableLand":21500,"taxableImprovement":86000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":110700,"taxable":110700,"land":22655,"improvement":88045,"taxableLand":22655,"taxableImprovement":88045,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":111800,"taxable":111800,"land":22880,"improvement":88920,"taxableLand":22880,"taxableImprovement":88920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":111800,"taxable":111800,"land":22880,"improvement":88920,"taxableLand":22880,"taxableImprovement":88920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":111800,"taxable":111800,"land":22880,"improvement":88920,"taxableLand":22880,"taxableImprovement":88920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":103000,"taxable":103000,"land":20600,"improvement":82400,"taxableLand":20600,"taxableImprovement":82400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":103000,"taxable":103000,"land":20600,"improvement":82400,"taxableLand":20600,"taxableImprovement":82400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":119200,"taxable":119200,"land":23840,"improvement":95360,"taxableLand":23840,"taxableImprovement":95360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":119200,"taxable":119200,"land":23840,"improvement":95360,"taxableLand":23840,"taxableImprovement":95360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":145300,"taxable":145300,"land":29060,"improvement":116240,"taxableLand":29060,"taxableImprovement":116240,"exemptLand":0,"exemptImprovement":0}],"taxNow":1669,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"354755","date":"2011-08-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-01-09","scope":"FOR INTERIOR ALTERATIONS TO EXISTING STRUCTURE AS PER PLAN. CORRECTED COST OF WORK."},{"number":"362564","date":"2011-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-29","scope":"1 MOP SINK,3 COMPARTMENT SINKS,1 WATER CLOSET,1 HAND SINK,1 LAV,2 FLOOR DRAINS, 10 GREASE TRAPS, 1 WOK"},{"number":"365218","date":"2011-11-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-02-23","scope":"INSTALLING FIRE ALARM THROUGHOUT AS PER NFPA 72, REWIRING 1ST FLOOR STORE AS PER 2008 NEC (WEST DISTRICT)"},{"number":"364006","date":"2011-11-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-01-09","scope":"TO INSTALL A NEW KITCHEN HOOD, FANS, DUCTWORK FOR EXISTING RESTAURANT AS PER PLANS."},{"number":"371105","date":"2012-01-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-01-09","scope":"INSTALL NE FIRE SYSTEM IN EXHAUST HOOD FOR RESTAURANT."},{"number":"995793","date":"2019-07-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"EXISTING 200AMP SERVICE, REPLACE SERVICE CABLE ONLY!! - NO OTHER WIRING, PER 2017 NEC"}],"storyTag":"New construction","storyDelta":0.11,"timeline":[{"y":2011,"k":"appeal","w":"Appeal withdrawn"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"278541","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SILWADI INC","legalName":"SILWADI INC","address":"2560 S 61ST ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-12-14","latestIssueDate":"1999-12-14","expirationDate":"2010-07-31","inactiveDate":null},{"number":"279002","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ZAIDAN IBRAHIM (GEPPETO'S PIZZA)","legalName":"ZAIDAN IBRAHIM","address":"2560 S 61ST ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"441757","type":"Food Preparing and Serving","status":"Inactive","businessName":"HEYLIN ZUKUS (T/A CANDY'S PLACE)","legalName":"HEYLIN ZUKUS","address":"2560 S 61ST ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-04-17","latestIssueDate":"2009-05-07","expirationDate":"2010-04-30","inactiveDate":"2010-05-11"},{"number":"557365","type":"Food Preparing and Serving","status":"Active","businessName":"ERBO CHEN (GOOD TASTE RESTAURANT)","legalName":"ERBO CHEN","address":"2560 S 61ST ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-03-12","latestIssueDate":"2026-04-03","expirationDate":"2027-04-30","inactiveDate":null},{"number":"559234","type":"Dumpster License - Private Property","status":"Active","businessName":"ERBO CHEN (GOOD TASTE RESTAURANT)","legalName":"ERBO CHEN","address":"2560 S 61ST ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-03-29","latestIssueDate":"2013-07-23","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"559234","type":"Dumpster License - Private Property","businessName":"ERBO CHEN (GOOD TASTE RESTAURANT)","legalName":"ERBO CHEN","issuedDate":"2012-03-29","latestIssueDate":"2013-07-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"557365","type":"Food Preparing and Serving","businessName":"ERBO CHEN (GOOD TASTE RESTAURANT)","legalName":"ERBO CHEN","issuedDate":"2012-03-12","latestIssueDate":"2026-04-03","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"441757","type":"Food Preparing and Serving","businessName":"HEYLIN ZUKUS (T/A CANDY'S PLACE)","legalName":"HEYLIN ZUKUS","issuedDate":"2008-04-17","latestIssueDate":"2009-05-07","closureDate":"2010-05-11","expirationDate":"2010-04-30","inactiveDate":"2010-05-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279002","type":"Dumpster License - Private Property","businessName":"ZAIDAN IBRAHIM (GEPPETO'S PIZZA)","legalName":"ZAIDAN IBRAHIM","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278541","type":"Dumpster License - Private Property","businessName":"SILWADI INC","legalName":"SILWADI INC","issuedDate":"1999-12-14","latestIssueDate":"1999-12-14","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #14646: CLOSED · Withdrawn; related permit 315854.","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: 995793 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 23, 2019.","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":"Dumpster License - Private Property #278541: Inactive; Dumpster License - Private Property #279002: Inactive; Food Preparing and Serving #441757: Inactive since May 11, 2010","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 20, 2027; Special Hazards Certification: Certified through Mar 26, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}