{"asOf":"2026-07-31T09:55:30.212Z","block":"5800-5899 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-germantown-ave","address":"5821-23 GERMANTOWN AVE","parcelNumber":"871402335","source":"https://property.phila.gov/?p=871402335","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"LUNA LEONARDO PEREZ","coOwner":null,"marketValue":399600,"landAssessment":79900,"improvementAssessment":319700,"livableArea":6774,"yearBuilt":1900,"lastSale":{"price":175000,"date":"2016-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"2984158","date":"2013-07-12","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT 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7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-15","underAppeal":false,"noticeUrl":null},{"number":"5192055","date":"2019-09-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-15","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"391881","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2013-07-17","completedDate":"2014-01-15","noticeUrl":null,"violations":[{"number":"2984158","date":"2013-07-12","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-14","underAppeal":false,"noticeUrl":null}]},{"number":"493852","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-07-27","completedDate":"2015-10-22","noticeUrl":null,"violations":[{"number":"3701694","date":"2015-07-25","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV GRASS/WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-20","underAppeal":false,"noticeUrl":null},{"number":"3701695","date":"2015-07-25","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-20","underAppeal":false,"noticeUrl":null}]},{"number":"625028","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-03-13","completedDate":"2018-05-09","noticeUrl":null,"violations":[{"number":"4611406","date":"2018-03-13","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2018-05-09","underAppeal":false,"noticeUrl":null}]},{"number":"708239","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-09-24","completedDate":"2019-11-16","noticeUrl":null,"violations":[{"number":"5192056","date":"2019-09-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-15","underAppeal":false,"noticeUrl":null},{"number":"5192055","date":"2019-09-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-15","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"391881","date":"2013-07-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"391881","date":"2013-08-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"391881","date":"2013-10-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"391881","date":"2014-01-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"493852","date":"2015-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"493852","date":"2015-09-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"493852","date":"2015-10-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"625028","date":"2018-03-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"625028","date":"2018-05-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"708239","date":"2019-09-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"708239","date":"2019-11-15","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":1},{"y":2019,"fails":1,"passes":1}],"taxOwed":36665.41,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":36665.41,"principalDue":24474.61,"penaltyDue":1650.68,"interestDue":4581.06,"otherChargesDue":5959.06,"yearsOwed":5,"oldestYearOwed":2017,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2019-07-12","assessmentYear":2022,"totalAssessment":388600,"taxableAssessment":388600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":5439.62,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03748075283535,"lng":-75.17582028120529,"geom":{"type":"Polygon","coordinates":[[[-75.175763488,40.037478977],[-75.175936231,40.037330823],[-75.175988168,40.037395724],[-75.175886027,40.037457914],[-75.175704128,40.03763404],[-75.175645854,40.037598527],[-75.175763488,40.037478977]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":3431,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"12011 MEDFORD RD, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR RETAIL GROCERY STORE (FOOD, BEVERAGES AND GROCERIES) TO INCLUDE\nPREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE OUT (TAKE OUT RESTAURANT) ON 1ST\nFLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STR","status":"CLOSED","outcome":"Granted","date":"2016-11-02","number":"28629","relatedPermit":"711567"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135400,"taxable":135400,"land":51500,"improvement":83900,"taxableLand":51500,"taxableImprovement":83900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":135400,"taxable":135400,"land":51500,"improvement":83900,"taxableLand":51500,"taxableImprovement":83900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":373600,"taxable":373600,"land":74720,"improvement":298880,"taxableLand":74720,"taxableImprovement":298880,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":384800,"taxable":384800,"land":76960,"improvement":307840,"taxableLand":76960,"taxableImprovement":307840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":388600,"taxable":388600,"land":77720,"improvement":310880,"taxableLand":77720,"taxableImprovement":310880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":388600,"taxable":388600,"land":77720,"improvement":310880,"taxableLand":77720,"taxableImprovement":310880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":388600,"taxable":388600,"land":77720,"improvement":310880,"taxableLand":77720,"taxableImprovement":310880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":278100,"taxable":278100,"land":55620,"improvement":222480,"taxableLand":55620,"taxableImprovement":222480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":278100,"taxable":278100,"land":55620,"improvement":222480,"taxableLand":55620,"taxableImprovement":222480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":366700,"taxable":366700,"land":73340,"improvement":293360,"taxableLand":73340,"taxableImprovement":293360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":366700,"taxable":366700,"land":73340,"improvement":293360,"taxableLand":73340,"taxableImprovement":293360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":399600,"taxable":399600,"land":79900,"improvement":319700,"taxableLand":79900,"taxableImprovement":319700,"exemptLand":0,"exemptImprovement":0}],"taxNow":5133,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"711567","date":"2017-01-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-01-18","scope":"FOR RETAIL GROCERY STORE (FOOD, BEVERAGES AND GROCERIES) TO INCLUDE PREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE OUT (TAKE OUT RESTAURANT) ON 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"780021","date":"2017-05-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) (8'-0) TYPE I COMMERCIAL KITCHEN EXHAUST HOOD, ONE (1) ROOFTOP EXHAUST FAN, AND ONE (1) SUPPLY FAN, WITH ALL ASSOCIATED SUPPLY/EXHAUST DUCT WORK FOR KITCHEN, AS PER PLANS AND MANUFACTURER'S SPECIFICATIONS; SEPARATE PERMIT REQUIRED FOR ALL FIRE SUPPRESSION WORK."},{"number":"782565","date":"2017-05-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-13","scope":"INSTALL 1UL300 FIRE SUPPERESSION"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"sale","p":175000},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"206742","type":"Food Preparing and Serving","status":"Inactive","businessName":"HIJOP INC","legalName":"HIJOP INC","address":"5821-23 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"199153","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HIJOP INC","legalName":"HIJOP INC","address":"5821-23 GERMANTOWN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-04-30","latestIssueDate":"2012-05-17","expirationDate":"2013-04-30","inactiveDate":null},{"number":"572731","type":"Dumpster License - Private Property","status":"Active","businessName":"PROGRESSIVE MEAT AND FOOD MARKET INC","legalName":"PROGRESSIVE MEAT AND FOOD MARKET INC","address":"5821-23 GERMANTOWN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-08-31","latestIssueDate":"2013-08-09","expirationDate":null,"inactiveDate":null},{"number":"783425","type":"Food Preparing and Serving","status":"Active","businessName":"PROGRESSIVE MEAT AND FOOD MARKET INC","legalName":"PROGRESSIVE MEAT AND FOOD MARKET INC","address":"5821-23 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-07-18","latestIssueDate":"2026-07-17","expirationDate":"2027-07-17","inactiveDate":null}],"licenseActivity":[{"number":"783425","type":"Food Preparing and Serving","businessName":"PROGRESSIVE MEAT AND FOOD MARKET INC","legalName":"PROGRESSIVE MEAT AND FOOD MARKET INC","issuedDate":"2018-07-18","latestIssueDate":"2026-07-17","closureDate":null,"expirationDate":"2027-07-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"572731","type":"Dumpster License - Private Property","businessName":"PROGRESSIVE MEAT AND FOOD MARKET INC","legalName":"PROGRESSIVE MEAT AND FOOD MARKET INC","issuedDate":"2012-08-31","latestIssueDate":"2013-08-09","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"199153","type":"Food Establishment, Retail Permanent Location","businessName":"HIJOP INC","legalName":"HIJOP INC","issuedDate":"2004-04-30","latestIssueDate":"2012-05-17","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206742","type":"Food Preparing and Serving","businessName":"HIJOP INC","legalName":"HIJOP INC","issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $278,100 to $366,700","no permit shown in 2024-2026"],"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 #28629: CLOSED · Granted; related permit 711567. Use permit #711567: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 780021 (EXPIRED).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"$36,665.41 was recorded in the City’s 2022-06 delinquency snapshot for 2017–2021.","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":"6 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 15, 2019.","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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #206742: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #199153: 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/"}]}