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MEDWAY RD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TWO (2) FAMILY DWELLING ON THE FIRST FLOOR REAR TO SECOND FLOOR WITH VACANT COMMERCIAL SPACE ON THE FIRST FLOOR FRONT.","status":"CLOSED","outcome":"Granted with 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PERMIT","status":"COMPLETED","completedDate":"2010-02-03","scope":"REGISTERING A VACANT USE FOR 1ST FL. FRONT 1ST FL. REAR 1 APT AND 2 FL. 1 APT. REGISTER VAC 1ST FL COMMERCIAL SPACE."},{"number":"293528","date":"2010-07-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-07-29","scope":"MEDICAL OFFICES @ ACC STORAGE & PARKING OF AMBULANCES"}],"storyTag":"Renovated & sold on","storyDelta":0.62,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2011,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"viol","w":"10 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2016,"k":"sale","p":230000},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"sale","p":355000},{"y":2022,"k":"sale","p":405000},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"492078","type":"Rental","status":"Inactive","businessName":"MATHAI & DAISY MANILAL","legalName":"MATHAI & DAISY MANILAL","address":"9413 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-01-20","latestIssueDate":"2013-02-15","expirationDate":"2014-02-28","inactiveDate":null},{"number":"722576","type":"Rental","status":"Closed","businessName":"SINA & MASHOUF MOZZAFARI","legalName":"SINA & MASHOUF MOZZAFARI ","address":"9413 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-12-08","latestIssueDate":"2021-11-15","expirationDate":"2022-12-07","inactiveDate":null},{"number":"889753","type":"Rental","status":"Expired","businessName":"YL 1688 LLC","legalName":"YL 1688 LLC","address":"9413 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-03-15","latestIssueDate":"2022-03-15","expirationDate":"2023-03-14","inactiveDate":null},{"number":"0970894","type":"Rental","status":"Inactive","businessName":"DRD INVESTMENTS LLC","legalName":"DRD INVESTMENTS LLC","address":"9413 BUSTLETON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-02-04","latestIssueDate":"2025-02-04","expirationDate":"2026-02-03","inactiveDate":"2026-04-04"}],"licenseActivity":[{"number":"0970894","type":"Rental","businessName":"DRD INVESTMENTS LLC","legalName":"DRD INVESTMENTS LLC","issuedDate":"2025-02-04","latestIssueDate":"2025-02-04","closureDate":"2026-04-04","expirationDate":"2026-02-03","inactiveDate":"2026-04-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"889753","type":"Rental","businessName":"YL 1688 LLC","legalName":"YL 1688 LLC","issuedDate":"2022-03-15","latestIssueDate":"2022-03-15","closureDate":"2023-03-14","expirationDate":"2023-03-14","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"722576","type":"Rental","businessName":"SINA & MASHOUF MOZZAFARI","legalName":"SINA & MASHOUF MOZZAFARI ","issuedDate":"2016-12-08","latestIssueDate":"2021-11-15","closureDate":"2022-12-07","expirationDate":"2022-12-07","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"492078","type":"Rental","businessName":"MATHAI & DAISY MANILAL","legalName":"MATHAI & DAISY MANILAL","issuedDate":"2010-01-20","latestIssueDate":"2013-02-15","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","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":["2 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $273,300 to $348,700","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":"Appeal #8901: CLOSED · Granted with conditions; related permit 209555. Use permit #209555: 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":"violations","level":"attention","title":"2 open L&I violations","finding":"23 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":"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":"15 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Mar 16, 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":"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/"}]}