{"asOf":"2026-07-26T12:42:23.287Z","block":"8600-8699 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8600-8699-germantown-ave","address":"8632 GERMANTOWN AVE","parcelNumber":"871276100","source":"https://property.phila.gov/?p=871276100","ownerType":"absentee","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":"MCNALLY MARGARET M","coOwner":null,"marketValue":401000,"landAssessment":80200,"improvementAssessment":320800,"livableArea":1637,"yearBuilt":1915,"lastSale":{"price":277000,"date":"2004-03-31T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.077057160416544,"lng":-75.20881057373386,"geom":{"type":"Polygon","coordinates":[[[-75.208847748,40.076955602],[-75.208895011,40.076973846],[-75.208773918,40.077158558],[-75.208726174,40.077139738],[-75.208847748,40.076955602]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":1208,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"238 E EVERGREEB AVE, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":327400,"taxable":327400,"land":60400,"improvement":267000,"taxableLand":60400,"taxableImprovement":267000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":327400,"taxable":327400,"land":60400,"improvement":267000,"taxableLand":60400,"taxableImprovement":267000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":327400,"taxable":327400,"land":65480,"improvement":261920,"taxableLand":65480,"taxableImprovement":261920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":337200,"taxable":337200,"land":67440,"improvement":269760,"taxableLand":67440,"taxableImprovement":269760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":340500,"taxable":340500,"land":68100,"improvement":272400,"taxableLand":68100,"taxableImprovement":272400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":340500,"taxable":340500,"land":68100,"improvement":272400,"taxableLand":68100,"taxableImprovement":272400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":340500,"taxable":340500,"land":68100,"improvement":272400,"taxableLand":68100,"taxableImprovement":272400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":387400,"taxable":387400,"land":77480,"improvement":309920,"taxableLand":77480,"taxableImprovement":309920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":387400,"taxable":387400,"land":77480,"improvement":309920,"taxableLand":77480,"taxableImprovement":309920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":367300,"taxable":367300,"land":73460,"improvement":293840,"taxableLand":73460,"taxableImprovement":293840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":367300,"taxable":367300,"land":73460,"improvement":293840,"taxableLand":73460,"taxableImprovement":293840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":401000,"taxable":401000,"land":80200,"improvement":320800,"taxableLand":80200,"taxableImprovement":320800,"exemptLand":0,"exemptImprovement":0}],"taxNow":5141,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"51847","date":"2007-01-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-24","scope":"REPLACE THE EXISTING 100AMP MAIN PANEL, FFOR THE STORE ADD 1 GFI RECEPT"},{"number":"937231","date":"2019-07-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-07-16","scope":"FOR THE ESTABLISHMENT OF UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTIGUOUS TWO (2) PARCELS (8634 GERMANTOWN AVE AND 8632 GERMANTOWN AVE) TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENTIRE PROJECT THAT STEMS FROM SINGLE ZONING LOT TREATMENT.PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY, PROOF OF RECORDATION OF EASEMENTS, AGREEMENTS AND RESTRICTIVE COVENANTS MUST BE SUPPLIED."},{"number":"CP-2020-005265","date":"2021-04-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-19","scope":"FOR LEVEL 2 ALTERATIONS TO EXPAND EXISTING RESTUARANT AS PER PLANS."},{"number":"EP-2021-008260","date":"2021-08-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-01","scope":"Electrical wiring for restaurant alteration as per plans, recessed lighting throughout space, general outlets as per NEC, 220v feed for HVAC, kitchen prep area wiring for appliances, GFCI as per 2017 NEC requirements **No fire alarm on this permit **"},{"number":"MP-2021-005021","date":"2021-09-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-16","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2021-012709","date":"2021-10-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-17","scope":"install new water and drain lines for (1) Toilet (1) Lav (1) urinal (1) 3 bay sink and (1) hand sink and (1) floor drain. Install (5) new fixtures"},{"number":"EP-2021-013695","date":"2021-12-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-07","scope":"Provide and install addressable fire alarm system throughout with automatic smoke detection as required in non-residential area and low frequency sound in all sleeping areas(living rms and bedrooms) ,tie in ANSUL system. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2018 PHILA FIRE CODE,2016 NFPA-72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2004,"k":"sale","p":277000},{"y":2007,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"498148","type":"Rental","status":"Inactive","businessName":"MARGARET MCNALLY","legalName":"MARGARET MCNALLY","address":"8632 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-04-12","latestIssueDate":"2015-03-05","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"498148","type":"Rental","businessName":"MARGARET MCNALLY","legalName":"MARGARET MCNALLY","issuedDate":"2010-04-12","latestIssueDate":"2015-03-05","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #937231: 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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}]}