{"asOf":"2026-07-28T09:58:18.665Z","block":"7100-7199 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-torresdale-ave","address":"7156 TORRESDALE AVE","parcelNumber":"871195550","source":"https://property.phila.gov/?p=871195550","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S40","buildingCodeNew":"818","buildingClass":"ROW W/OFF STR 2.5 STY MAS","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"EDWARD D PRYOR","coOwner":null,"marketValue":217700,"landAssessment":43500,"improvementAssessment":174200,"livableArea":2316,"yearBuilt":1945,"lastSale":{"price":1,"date":"1966-01-13T05:00:00Z"},"openViolations":4,"violations":[{"number":"456068","date":"2007-01-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-032674","date":"2022-05-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-06-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-032673","date":"2022-05-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-06-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-047784","date":"2022-07-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-066585","date":"2024-08-07","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-01-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-066586","date":"2024-08-07","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-066584","date":"2024-08-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2025-01-10","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-001413","date":"2025-01-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-01-10","resolution":"SVN ISSUED"},{"number":"VI-2026-014138","date":"2026-03-12","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014139","date":"2026-03-12","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014140","date":"2026-03-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-050379","date":"2026-07-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"96499","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-01-03","completedDate":"2007-06-05","violations":[{"number":"456068","date":"2007-01-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-042790","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-05-11","completedDate":"2022-07-06","violations":[{"number":"VI-2022-032674","date":"2022-05-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-06-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-032673","date":"2022-05-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-06-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-065929","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-07-06","completedDate":"2023-01-25","violations":[{"number":"VI-2022-047784","date":"2022-07-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-085879","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-07","completedDate":"2025-01-10","violations":[{"number":"VI-2024-066585","date":"2024-08-07","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-01-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-066586","date":"2024-08-07","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-066584","date":"2024-08-07","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2025-01-10","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-001969","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-01-10","completedDate":null,"violations":[{"number":"VI-2025-001413","date":"2025-01-10","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-01-10","resolution":"SVN ISSUED"}]},{"number":"CF-2026-022642","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-12","completedDate":null,"violations":[{"number":"VI-2026-014138","date":"2026-03-12","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014139","date":"2026-03-12","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-014140","date":"2026-03-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-081665","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2026-07-06","completedDate":null,"violations":[{"number":"VI-2026-050379","date":"2026-07-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":4,"worst":null}],"investigations":[{"caseNumber":"96499","date":"2007-01-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"96499","date":"2007-06-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2022-042790","date":"2022-05-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-042790","date":"2022-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065929","date":"2022-07-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065929","date":"2022-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-065929","date":"2022-12-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-085879","date":"2024-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-085879","date":"2025-01-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-001969","date":"2025-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022642","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022642","date":"2026-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-081665","date":"2026-07-06","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":1},{"y":2022,"fails":5,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":473.73,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":473.73,"principalDue":278.67,"penaltyDue":16.72,"interestDue":14.63,"otherChargesDue":163.71,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-03","assessmentYear":2022,"totalAssessment":165900,"taxableAssessment":165900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2322.27,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02939605873741,"lng":-75.03723896021896,"geom":{"type":"Polygon","coordinates":[[[-75.037075471,40.029262183],[-75.037151541,40.029222533],[-75.037408474,40.02955651],[-75.037357292,40.029584173],[-75.037075471,40.029262183]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":3035,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"7156 TORRESDALE AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":164100,"taxable":164100,"land":35000,"improvement":129100,"taxableLand":35000,"taxableImprovement":129100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":164100,"taxable":164100,"land":35000,"improvement":129100,"taxableLand":35000,"taxableImprovement":129100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":159600,"taxable":159600,"land":31920,"improvement":127680,"taxableLand":31920,"taxableImprovement":127680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":164300,"taxable":164300,"land":32860,"improvement":131440,"taxableLand":32860,"taxableImprovement":131440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":165900,"taxable":165900,"land":33180,"improvement":132720,"taxableLand":33180,"taxableImprovement":132720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":165900,"taxable":165900,"land":33180,"improvement":132720,"taxableLand":33180,"taxableImprovement":132720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":165900,"taxable":165900,"land":33180,"improvement":132720,"taxableLand":33180,"taxableImprovement":132720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":160900,"taxable":160900,"land":32180,"improvement":128720,"taxableLand":32180,"taxableImprovement":128720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":160900,"taxable":160900,"land":32180,"improvement":128720,"taxableLand":32180,"taxableImprovement":128720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":187000,"taxable":187000,"land":37400,"improvement":149600,"taxableLand":37400,"taxableImprovement":149600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":187000,"taxable":187000,"land":37400,"improvement":149600,"taxableLand":37400,"taxableImprovement":149600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":217700,"taxable":217700,"land":43500,"improvement":174200,"taxableLand":43500,"taxableImprovement":174200,"exemptLand":0,"exemptImprovement":0}],"taxNow":2618,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"571696","date":"2014-11-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-14","scope":"WATER SERVICE PA201407897 (COMM)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2026-003572","date":"2026-04-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"AMEND PERMIT 6/27/2026 - INCORPORATE THE ENCLOSED STAIR STRUCTURE INTO THE TOTAL BUILDING FOOTPRINT, RESULTING IN A REVISED TOTAL OCCUPIED AREA OF 2,276 SQUARE FEET ON A LOT AREA OF 3,035 SQUARE FEET. THIS RESULTS IN A TOTAL OCCUPIED AREA OF 74.99%, WHICH REMAINS WITHIN THE MAXIMUM 75% OCCUPIED AREA PERMITTED IN THE CMX-2 ZONING DISTRICT. RECONFIGURATION AND PARTIAL ADDITION TO AN EXISTING MIXED-USE BUILDING"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×5"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"sale","p":157500},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"viol","w":"4 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"398191","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PRYOR AUTO ELECTRIC INC","legalName":"PRYOR AUTO ELECTRIC INC","address":"7156 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-01-29","latestIssueDate":"2007-01-29","expirationDate":"2010-07-31","inactiveDate":null},{"number":"512168","type":"Dumpster License - Private Property","status":"Active","businessName":"PRYOR AUTO ELECTRIC INC","legalName":"PRYOR AUTO ELECTRIC INC","address":"7156 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-19","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"512168","type":"Dumpster License - Private Property","businessName":"PRYOR AUTO ELECTRIC INC","legalName":"PRYOR AUTO ELECTRIC INC","issuedDate":"2007-01-29","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["4 open L&I violations","$474 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"4 open L&I violations","finding":"12 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$473.73 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"11 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 6, 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":"Dumpster License - Private Property #398191: Inactive","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/"}]}