{"asOf":"2026-07-24T19:47:20.404Z","block":"1900-1999 GLENDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-glendale-ave","address":"1941 GLENDALE AVE","parcelNumber":"871246850","source":"https://property.phila.gov/?p=871246850","ownerType":"investor","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":"BANAFUL INVESTMENT INC","coOwner":null,"marketValue":630100,"landAssessment":126000,"improvementAssessment":504100,"livableArea":4346,"yearBuilt":1963,"lastSale":{"price":730000,"date":"2024-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"4217922","date":"2016-09-21","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"556182","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-21","completedDate":"2017-03-03","violations":[{"number":"4217922","date":"2016-09-21","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0560929139941,"lng":-75.06202184201511,"geom":{"type":"Polygon","coordinates":[[[-75.061783033,40.055997996],[-75.062184088,40.056028771],[-75.062157364,40.056253217],[-75.061759583,40.056021193],[-75.061783033,40.055997996]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-012437","type":"Fire Alarm Certification","inspectionDate":"2022-09-07","result":"Certified","expirationDate":"2023-09-07","buildingId":"1237744"},{"number":"BC-2026-018255","type":"Special Hazards Certification","inspectionDate":"2026-06-25","result":"Certified","expirationDate":"2027-06-25","buildingId":"1237744"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":5374,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1941 GLENDALE AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":1723.25,"principal":1218.44,"interest":184.03,"penalty":144.19}],"taxNet":1671.18,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":374800,"taxable":374800,"land":56300,"improvement":318500,"taxableLand":56300,"taxableImprovement":318500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":374800,"taxable":374800,"land":56300,"improvement":318500,"taxableLand":56300,"taxableImprovement":318500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":446500,"taxable":446500,"land":89300,"improvement":357200,"taxableLand":89300,"taxableImprovement":357200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":425300,"taxable":425300,"land":85060,"improvement":340240,"taxableLand":85060,"taxableImprovement":340240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":429500,"taxable":429500,"land":85900,"improvement":343600,"taxableLand":85900,"taxableImprovement":343600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":429500,"taxable":429500,"land":85900,"improvement":343600,"taxableLand":85900,"taxableImprovement":343600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":429500,"taxable":429500,"land":85900,"improvement":343600,"taxableLand":85900,"taxableImprovement":343600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":371000,"taxable":371000,"land":74200,"improvement":296800,"taxableLand":74200,"taxableImprovement":296800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":371000,"taxable":371000,"land":74200,"improvement":296800,"taxableLand":74200,"taxableImprovement":296800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":474700,"taxable":474700,"land":94940,"improvement":379760,"taxableLand":94940,"taxableImprovement":379760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":474700,"taxable":474700,"land":94940,"improvement":379760,"taxableLand":94940,"taxableImprovement":379760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":630100,"taxable":630100,"land":126000,"improvement":504100,"taxableLand":126000,"taxableImprovement":504100,"exemptLand":0,"exemptImprovement":0}],"taxNow":6645,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"427752","date":"2012-09-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-20","scope":"REPLACE CURB TRAP & FAI.(SFD)"},{"number":"428744","date":"2012-09-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"REPLACE CURB TRAP (SFD) PA1#20122640802"},{"number":"ZP-2021-016478","date":"2021-12-21","work":"Change of Use","type":"Master Plan","description":"Zoning Permit","status":"Cancelled","completedDate":"2021-12-21","scope":"Vacant"},{"number":"ZP-2021-016486","date":"2021-12-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Two-Family"},{"number":"ZP-2022-000624","date":"2022-02-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"GM-2022-001086","date":"2022-02-14","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-04-13","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":"CP-2022-001667","date":"2022-04-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR LEVEL II ALTERATION WITH PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A SIT-DOWN RESTAURANT WITH ACCESSORY RETAIL SALE OF GROCERIES AT THE GROUND FLOOR LEVEL WITHIN THE EXISTING STRUCTURE. BUILDING IS NOT REQUIRED TO BE SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"MP-2022-002233","date":"2022-05-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-02","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL KITCHEN HOOD (9.5') AND FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2022-005972","date":"2022-05-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-02","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-003802","date":"2022-06-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-14","scope":"WIRING TO INCLUDE RECEPTACLE OUTLETS, LIGHTING, DISCONNECTS, EMERGENCY/EXIT LIGHTS, GFCI AND APPLIANCE CONNECTING TO NEW 300 AMP INCOMING SERVICE. ALL NECESSARY BONDING AND GROUNDING AS PER 2017 NEC. SMOKE DETECTOR, HORN, PULL STATION, STROBE CONNECTING TO FIRE ALARM PANEL AS PER 2016 NFPA 72."},{"number":"FP-2022-001942","date":"2022-07-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-26","scope":"KITCHEN FIRE SUPPRESSION - For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Comercial fire suppression system for under range hood"}],"storyTag":"Renovated & sold on","storyDelta":1.7,"timeline":[{"y":2016,"k":"viol","w":"L&I violation"},{"y":2021,"k":"sale","p":270000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"sale","p":730000}],"rented":false,"licenses":[{"number":"912189","type":"Food Preparing and Serving","status":"Active","businessName":"Banaful Supermarket & Restaurant LLC","legalName":"Banaful Supermarket & Restaurant LLC","address":"1941 GLENDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-12-09","latestIssueDate":"2026-01-03","expirationDate":"2026-12-08","inactiveDate":null},{"number":"913055","type":"Handbill Distribution","status":"Active","businessName":"Banaful Supermarket & Restaurant LLC","legalName":"Banaful Supermarket & Restaurant LLC","address":"1941 GLENDALE AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2022-12-22","latestIssueDate":"2026-01-03","expirationDate":"2026-12-21","inactiveDate":null}],"licenseActivity":[{"number":"913055","type":"Handbill Distribution","businessName":"Banaful Supermarket & Restaurant LLC","legalName":"Banaful Supermarket & Restaurant LLC","issuedDate":"2022-12-22","latestIssueDate":"2026-01-03","closureDate":null,"expirationDate":"2026-12-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"912189","type":"Food Preparing and Serving","businessName":"Banaful Supermarket & Restaurant LLC","legalName":"Banaful Supermarket & Restaurant LLC","issuedDate":"2022-12-09","latestIssueDate":"2026-01-03","closureDate":null,"expirationDate":"2026-12-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $474,700 to $630,100","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2021-016478 (Cancelled).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Sep 7, 2023; Special Hazards Certification: Certified through Jun 25, 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":"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 1 historical violation across 1 case.","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/"}],"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/"}]}