{"asOf":"2026-07-23T21:26:40.724Z","block":"1400-1499 E PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-e-passyunk-ave","address":"1439 E PASSYUNK AVE","parcelNumber":"871500540","source":"https://property.phila.gov/?p=871500540","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"RANIERI ANGELA","coOwner":null,"marketValue":516100,"landAssessment":103200,"improvementAssessment":412900,"livableArea":2518,"yearBuilt":1925,"lastSale":{"price":475000,"date":"2011-05-23T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93098573158563,"lng":-75.16184335004611,"geom":{"type":"Polygon","coordinates":[[[-75.161711231,39.93098444],[-75.161721652,39.930945552],[-75.161965907,39.930978469],[-75.161888577,39.931042283],[-75.16180341,39.930988632],[-75.161711231,39.93098444]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-009737","type":"Fire Alarm Certification","inspectionDate":"2022-07-23","result":"Certified","expirationDate":"2023-07-23","buildingId":"1498148"},{"number":"BC-2023-022030","type":"Fire Alarm Certification","inspectionDate":"2023-07-21","result":"Certified","expirationDate":"2024-07-21","buildingId":"1498148"},{"number":"BC-2024-023191","type":"Fire Alarm Certification","inspectionDate":"2024-07-22","result":"Certified","expirationDate":"2025-07-22","buildingId":"1498148"},{"number":"BC-2025-028031","type":"Fire Alarm Certification","inspectionDate":"2025-08-13","result":"Certified","expirationDate":"2026-08-13","buildingId":"1498148"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1043,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1200 PARK DR, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE CHANGE FROM DOCTOR'S OFFICE TO RETAIL GIFT SHOP 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ON 2ND FLOOR. (SIZE AND LOCATION TO BE AS SHOWN IN APPLICATION) AS PART OF AN EXISTING ATTACHED STRUCTURAL.","status":"OPEN","outcome":"Granted with conditions","date":"2014-03-04","number":"22041","relatedPermit":"509572"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT AT FIRST FLOOR IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2021-08-23","number":"ZP-2021-001290","relatedPermit":"ZP-2021-001290"}],"taxYears":[{"year":2014,"total":29.9,"principal":20.03,"interest":3.91,"penalty":1.4}],"taxNet":29.9,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":228000,"taxable":228000,"land":31100,"improvement":196900,"taxableLand":31100,"taxableImprovement":196900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":228000,"taxable":228000,"land":31100,"improvement":196900,"taxableLand":31100,"taxableImprovement":196900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":403000,"taxable":403000,"land":80600,"improvement":322400,"taxableLand":80600,"taxableImprovement":322400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":415000,"taxable":415000,"land":83000,"improvement":332000,"taxableLand":83000,"taxableImprovement":332000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":419100,"taxable":419100,"land":83820,"improvement":335280,"taxableLand":83820,"taxableImprovement":335280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":419100,"taxable":419100,"land":83820,"improvement":335280,"taxableLand":83820,"taxableImprovement":335280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":419100,"taxable":419100,"land":83820,"improvement":335280,"taxableLand":83820,"taxableImprovement":335280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":430900,"taxable":430900,"land":86180,"improvement":344720,"taxableLand":86180,"taxableImprovement":344720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":430900,"taxable":430900,"land":86180,"improvement":344720,"taxableLand":86180,"taxableImprovement":344720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":539900,"taxable":539900,"land":107980,"improvement":431920,"taxableLand":107980,"taxableImprovement":431920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":539900,"taxable":539900,"land":107980,"improvement":431920,"taxableLand":107980,"taxableImprovement":431920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":516100,"taxable":516100,"land":103200,"improvement":412900,"taxableLand":103200,"taxableImprovement":412900,"exemptLand":0,"exemptImprovement":0}],"taxNow":7558,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"509572","date":"2014-03-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-20","scope":"USE CHANGE FROM DOCTOR'S OFFICE TO RETAIL GIFT SHOP 1ST FLOOR WITH EXISTING SINGLE FAMILY DWELLING ON 2ND FLOOR."},{"number":"ZP-2021-001290","date":"2021-08-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"CP-2022-002460","date":"2022-05-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-10","scope":"FOR LEVEL 2 ALTERATIONS OF AN EXISTING STRUCTURE FOR FIT-OUT FOR NE TAKE-OUT RESTAURANT AS PER PLANS."},{"number":"PP-2022-007626","date":"2022-06-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-02","scope":"Plumbing Permit (Interior) for combo CP-2022-002460"},{"number":"EP-2022-004921","date":"2022-07-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-03","scope":"Electrical Permit for combo CP-2022-002460"},{"number":"GM-2025-005226","date":"2025-06-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-06-29","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-2025-006299","date":"2026-03-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL I INTERIOR ALTERATIONS TO AN EXISTING DWELLING UNIT. ALTERATIONS TO INCLUDE THE REPLACEMENT OF INTERIOR PARTITION WALLS, FINISHES, DOORS, AND WINDOWS ONLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2026-002656","date":"2026-04-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"NEW WIRE THRU OUT LIGHTING OUTLETS SWITCHES SMOKES AND CO's 100 SUB PANEL ALL WORK AS PER 2017 NEC CODE 2 FLOOR APARTMENT ONLY"},{"number":"MP-2026-001407","date":"2026-05-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO HVAC SYSTEM TO ACCOMODATE NEW SECOND FLOOR LAYOUT AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2026-008221","date":"2026-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS TO SECOND FLOOR APARTMENT ONLY. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Use"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"553844","type":"Rental","status":"Active","businessName":"ANGELA RANIERI","legalName":"ANGELA RANIERI","address":"1439 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-02-03","latestIssueDate":"2026-04-17","expirationDate":"2027-02-28","inactiveDate":null},{"number":"624758","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LISA VOLTA (VOLTA MARKET)","legalName":"LISA VOLTA","address":"1439 E PASSYUNK AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-04-10","latestIssueDate":"2014-04-10","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"902946","type":"Food Preparing and Serving","status":"Active","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","address":"1439 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-08-11","latestIssueDate":"2026-07-03","expirationDate":"2027-08-10","inactiveDate":null},{"number":"928928","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","address":"1439 E PASSYUNK AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2023-07-19","latestIssueDate":"2023-07-19","expirationDate":"2023-07-22","inactiveDate":null},{"number":"950571","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","address":"1439 E PASSYUNK AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2024-05-02","latestIssueDate":"2024-05-02","expirationDate":"2024-04-28","inactiveDate":null},{"number":"0955884","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","address":"1439 E PASSYUNK AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2024-07-09","latestIssueDate":"2024-07-09","expirationDate":"2024-07-13","inactiveDate":null},{"number":"0962247","type":"Sidewalk Cafe","status":"Active","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","address":"1439 E PASSYUNK AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-09-30","latestIssueDate":"2025-09-08","expirationDate":"2026-09-29","inactiveDate":null}],"licenseActivity":[{"number":"0962247","type":"Sidewalk Cafe","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","issuedDate":"2024-09-30","latestIssueDate":"2025-09-08","closureDate":null,"expirationDate":"2026-09-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0955884","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","issuedDate":"2023-07-19","latestIssueDate":"2024-07-09","closureDate":"2024-07-13","expirationDate":"2024-07-13","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"902946","type":"Food Preparing and Serving","businessName":"Milk Jawn, LLC  (Milk Jawn)","legalName":"Milk Jawn, LLC ","issuedDate":"2022-08-11","latestIssueDate":"2026-07-03","closureDate":null,"expirationDate":"2027-08-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"624758","type":"Food Establishment, Retail Permanent Location","businessName":"LISA VOLTA (VOLTA MARKET)","legalName":"LISA VOLTA","issuedDate":"2014-04-10","latestIssueDate":"2014-04-10","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"553844","type":"Rental","businessName":"ANGELA RANIERI","legalName":"ANGELA RANIERI","issuedDate":"2012-02-03","latestIssueDate":"2026-04-17","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22041: OPEN · Granted with conditions; related permit 509572. Use permit #509572: 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":"5 permits not marked completed: GM-2025-005226 (Expired), CP-2025-006299 (Issued), EP-2026-002656 (Issued), MP-2026-001407 (Issued), PP-2026-008221 (Issued). At least one row also carries a completion date, so the City fields conflict.","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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1200 PARK DR, CHERRY HILL NJ, 08002).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #624758: Inactive since Jun 29, 2015; Food Estab, Retail Non-Permanent Location (Event) #928928: Inactive; Food Estab, Retail Non-Permanent Location (Event) #950571: Inactive; Food Estab, Retail Non-Permanent Location (Event) #0955884: 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 13, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}