{"asOf":"2026-07-23T20:20:21.292Z","block":"400-499 N 63RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-63rd-st","address":"447-53 N 63RD ST","parcelNumber":"871277100","source":"https://property.phila.gov/?p=871277100","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"817","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"DET MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"LAUNDROMAT PARADISE LLC","coOwner":null,"marketValue":398700,"landAssessment":79700,"improvementAssessment":319000,"livableArea":5616,"yearBuilt":1970,"lastSale":{"price":290000,"date":"2019-10-26T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"71591","date":"2006-07-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"71631","date":"2006-07-07","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97013064397857,"lng":-75.24484142696849,"geom":{"type":"Polygon","coordinates":[[[-75.244959648,39.970256412],[-75.244639563,39.970217362],[-75.244687456,39.970000393],[-75.245042123,39.970043535],[-75.244995959,39.970260831],[-75.244959648,39.970256412]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":null,"lotArea":8087,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"10609 ST THOMAS DR, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":285000,"taxable":285000,"land":80000,"improvement":205000,"taxableLand":80000,"taxableImprovement":205000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":285000,"taxable":285000,"land":80000,"improvement":205000,"taxableLand":80000,"taxableImprovement":205000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":273200,"taxable":273200,"land":54640,"improvement":218560,"taxableLand":54640,"taxableImprovement":218560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":281300,"taxable":281300,"land":56631,"improvement":224669,"taxableLand":56631,"taxableImprovement":224669,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":284100,"taxable":284100,"land":57195,"improvement":226905,"taxableLand":57195,"taxableImprovement":226905,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":284100,"taxable":284100,"land":57195,"improvement":226905,"taxableLand":57195,"taxableImprovement":226905,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":284100,"taxable":284100,"land":57195,"improvement":226905,"taxableLand":57195,"taxableImprovement":226905,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":280800,"taxable":280800,"land":56100,"improvement":224700,"taxableLand":56100,"taxableImprovement":224700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":280800,"taxable":280800,"land":56100,"improvement":224700,"taxableLand":56100,"taxableImprovement":224700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":304000,"taxable":304000,"land":60800,"improvement":243200,"taxableLand":60800,"taxableImprovement":243200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":304000,"taxable":304000,"land":60800,"improvement":243200,"taxableLand":60800,"taxableImprovement":243200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":398700,"taxable":398700,"land":79700,"improvement":319000,"taxableLand":79700,"taxableImprovement":319000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4255,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"496782","date":"2013-10-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"THE ERECTION OF ONE INDIVIDUAL CHANNEL LETTER SIGN AND TO REMOVE THE EXISTING SIGN"},{"number":"498901","date":"2013-10-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-25","scope":"SIDEWALK REPAIR, MAIN HOUSE DRAIN (RESTAURANT) PA20132771346"},{"number":"498868","date":"2013-10-17","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-01-14","scope":"FOR THE INSTALLATION OF ONE FLAT WALL SIGN AS PER PLAN.2'X18' 1'X8'"},{"number":"494524","date":"2013-10-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING LAUNDROMAT. ALTERATIONS TO INCLUDE THE ERECTION OF PARITION WALLS, RELOCATION OF UTILITY ROOM AND PROVIDE ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"504638","date":"2013-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"1ST FLOOR INSTALL 2 WC,2 LAV,1 MOP SINK, FLOOR DRAINS AND 40 WASHERS (LAUNDROMAT)"},{"number":"506728","date":"2013-12-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-30","scope":"REMOVE ALL OLD WASHER AND DRYERS REINSTALL 26 DRYERS,36 WASHES CHANGE OUT OLD PANEL BOXES WITH NEW AND ALL NEW BREAKER,RECONFIGURE EXISTING LIGHTING AS NEEDED PER 2008 NEC (LAUNDROMAT)"},{"number":"506891","date":"2014-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"FOR THE INSTALLATION OF EXHAUST FANS AND SUPPLEMENTAL DUCTWORK TO SERVE COMMERCIAL WASHER AND DRYER APPLIANCES AS SHOWN IN APPROVED PLANS."},{"number":"607543","date":"2015-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-19","scope":"REPLACEMENT OIF CURB TRAP AND MAIN DRAIN"},{"number":"PP-2024-013923","date":"2024-10-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-18","scope":"Replace curb trap & FRESH AIR INLET"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection passed ×2"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Sign"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"204252","type":"Food Preparing and Serving","status":"Inactive","businessName":"XIANG Q CAO (T/A FULAI TAKE OUT)","legalName":"XIANG Q CAO","address":"447-53 N 63RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-18","latestIssueDate":"2002-04-18","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206670","type":"Food Preparing and Serving","status":"Inactive","businessName":"XIU YUN SHI (T/A  FU LAI FAST FOOD)","legalName":"XIU YUN SHI","address":"447-53 N 63RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2011-04-02","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"206670","type":"Food Preparing and Serving","businessName":"XIU YUN SHI (T/A  FU LAI FAST FOOD)","legalName":"XIU YUN SHI","issuedDate":"2004-04-17","latestIssueDate":"2011-04-02","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204252","type":"Food Preparing and Serving","businessName":"XIANG Q CAO (T/A FULAI TAKE OUT)","legalName":"XIANG Q CAO","issuedDate":"2002-04-18","latestIssueDate":"2002-04-18","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $304,000 to $398,700","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":"Use permit #496782: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204252: Inactive; Food Preparing and Serving #206670: Inactive since Dec 22, 2012","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/"}]}