{"asOf":"2026-07-24T05:56:06.521Z","block":"500-599 E WESTMORELAND ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-e-westmoreland-st","address":"523 E WESTMORELAND ST","parcelNumber":"871513340","source":"https://property.phila.gov/?p=871513340","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":"GARCIA VANESSA C","coOwner":null,"marketValue":136000,"landAssessment":27200,"improvementAssessment":108800,"livableArea":1620,"yearBuilt":1935,"lastSale":{"price":3,"date":"2013-06-11T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99908680724456,"lng":-75.11980554853945,"geom":{"type":"Polygon","coordinates":[[[-75.119791318,39.999015843],[-75.119849861,39.999023359],[-75.119820468,39.999157191],[-75.119760797,39.999150085],[-75.119791318,39.999015843]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":863,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2764 MORGAN AVE, BRONX NY, 10469","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A BEAUTY SALON WITH AN ACCESSORY SIGN AS PERMITTED IN C1 COMMERCIAL ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2009-12-09","number":"10029","relatedPermit":"235605"},{"type":"Zoning board appeal","grounds":"PERMIT IS FOR RETAIL GROCERY STORE TO INCLUDE ACCESSORY PREPARING AND SERVING OF HOT\nAND COLD FOOD (RETAIL SALE OF FOOD BEVERAGES AND GROCERIES) ON 1ST FLOOR WITH A SINGLE\nFAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE CREATES A CONDITION O","status":"CLOSED","outcome":"Granted with conditions","date":"2014-02-12","number":"22094","relatedPermit":"512366"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64100,"taxable":64100,"land":5332,"improvement":58768,"taxableLand":5332,"taxableImprovement":58768,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64100,"taxable":64100,"land":5332,"improvement":58768,"taxableLand":5332,"taxableImprovement":58768,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":49300,"taxable":49300,"land":9860,"improvement":39440,"taxableLand":9860,"taxableImprovement":39440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":58700,"taxable":58700,"land":11740,"improvement":46960,"taxableLand":11740,"taxableImprovement":46960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":59200,"taxable":59200,"land":11840,"improvement":47360,"taxableLand":11840,"taxableImprovement":47360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":59200,"taxable":59200,"land":11840,"improvement":47360,"taxableLand":11840,"taxableImprovement":47360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":59200,"taxable":59200,"land":11840,"improvement":47360,"taxableLand":11840,"taxableImprovement":47360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":95600,"taxable":95600,"land":19120,"improvement":76480,"taxableLand":19120,"taxableImprovement":76480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":95600,"taxable":95600,"land":19120,"improvement":76480,"taxableLand":19120,"taxableImprovement":76480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":113000,"taxable":113000,"land":22600,"improvement":90400,"taxableLand":22600,"taxableImprovement":90400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":113000,"taxable":113000,"land":22600,"improvement":90400,"taxableLand":22600,"taxableImprovement":90400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":136000,"taxable":136000,"land":27200,"improvement":108800,"taxableLand":27200,"taxableImprovement":108800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1582,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"205145","date":"2009-03-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-13","scope":"USE TO SFD"},{"number":"223503","date":"2009-06-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-07-23","scope":"INTERIOR ALTERATIONS: APPLY DRYWALL TO EXISTING PARTITIONS AND CEILINGS THROUGHOUT THE THIRD FLOOR, APPLY NEW FLOOR COVERING THROUGHOUT ANS INSTALL NEW REPLACEMENT WINDOWS AND DOORS."},{"number":"235605","date":"2011-06-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-06-23","scope":"REGISTER USE AS A BEAUTY SALON ON FIRST FLOOR WITH ONE APARTMENT ON THE SECOND FLOOR"},{"number":"401778","date":"2012-04-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW ELECTRICAL SVCS ON 1ST FL STORE;100AMP,2ND FL APT 100 AMP HOUSE PANEL,60AMPS,27 RECEPTS,13 SW,17 LIGHT FIXTURES,5 SMOKES,1 CARBON MONOXIDE W/SMOKE COMBO AS PER 2008 NEC"},{"number":"401610","date":"2012-05-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-31","scope":"INTERIOR / EXTERIOR ALTERATIONS, POST FIRE CLEANOUT : 1ST FLOOR NEW DRYWALL, INTERIOR NON LOAD BEARING PARTITIONS, FIR OUT INTERIOR WALLS, STUCCO WALLS, NEW FINISHES 1ST & 2ND FLOORS, CEILING AND INSULATION, REPLACE IN KIND FRAMING - 1 HOUR ENCLOSED EXISTING STAIRS TO 2ND FLOOR/ 1 HOUR FLOOR /CEILING SEPARATION REQUIRED BETWEEN 1ST-2ND FLOORS WITH 5/8\" TYPE X GWB, FIT OUT 1ST FLOOR SPACE CHANGE IN USE WITH NO CHANGE IN OCCUPANCY CLASSIFICATION. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC. EXISTING PRE CODE BUSINESS AND 1 FAMILY USES IN 2 STORY STRUCTURE, CO FOR RECORD. NO ALTERATIONS/CHANGES TO EXISTING FRONT ENTRANCE DOOR/STEPS."},{"number":"409302","date":"2012-07-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"9 SMOKE DETECTORS,2 PULL STATIONS 2 HORN & STROBE AS PER 2008 NEC & NFPA72(MIXED USE:COMMERCIAL + SFD)"},{"number":"429745","date":"2012-10-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-10-31","scope":"AMEND PERMIT AP# 401610 TO RECORD FIELD CONDITION ENCLOSING OF PARTITION WALL AT REAR FIRST FLOOR STAIRS, AS INDICATED."},{"number":"512366","date":"2014-02-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-02-21","scope":"RETAIL SALE OF FOOD BEVERAGES AND GROCERIES ON 1ST FLOOR WITH A SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"520996","date":"2014-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-25","scope":"3 FIXTURES WITH PIPING FOR COMMERCIAL KITCHEN"},{"number":"735830","date":"2016-11-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-10","scope":"TO ADD HOT KITCHEN TO EXISTIGN GROCERY STORE WITH COLD FOOD."},{"number":"767886","date":"2017-04-04","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-11-20","scope":"TO AMEND PERMIT# 715981 TO REFLECT CORRECT ADDRESS AS 523 E. WESTMORELAND STREET."},{"number":"863165","date":"2018-04-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-04-19","scope":"TO INSTALL A NEW FIRE SUPPRESSION SYSTEM. FOR A 4'-0\" HOOD."},{"number":"PP-2022-016147","date":"2022-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-14","scope":"REPAIR/REPLACE FAI"},{"number":"PP-2025-006018","date":"2025-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-31","scope":"Repair/ Replace curb trap and fresh air inlet"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"511418","type":"Rental","status":"Inactive","businessName":"JOSE A GARCIA","legalName":"JOSE A GARCIA","address":"523 E WESTMORELAND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-08-12","latestIssueDate":"2014-02-14","expirationDate":"2015-02-28","inactiveDate":"2014-02-27"},{"number":"621413","type":"Food Preparing and Serving","status":"Inactive","businessName":"GABRI MOHAMMED (SAM MINI MARKET)","legalName":"GABRI MOHAMMED","address":"523 E WESTMORELAND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-03-14","latestIssueDate":"2014-03-14","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"666876","type":"Rental","status":"Expired","businessName":"VANESSA GARCIA","legalName":"VANESSA GARCIA","address":"523 E WESTMORELAND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-06-03","latestIssueDate":"2025-06-27","expirationDate":"2026-06-30","inactiveDate":null},{"number":"674493","type":"Food Preparing and Serving","status":"Inactive","businessName":"SAM MINI MARKET INC","legalName":"SAM MINI MARKET INC","address":"523 E WESTMORELAND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-08-17","latestIssueDate":"2019-07-10","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"911727","type":"Dumpster License - Private Property","status":"Active","businessName":"JOMAR FOOD MARKET INC","legalName":"JOMAR FOOD MARKET INC","address":"523 E WESTMORELAND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2022-12-01","latestIssueDate":"2022-12-01","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"911727","type":"Dumpster License - Private Property","businessName":"JOMAR FOOD MARKET INC","legalName":"JOMAR FOOD MARKET INC","issuedDate":"2022-12-01","latestIssueDate":"2022-12-01","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"674493","type":"Food Preparing and Serving","businessName":"SAM MINI MARKET INC","legalName":"SAM MINI MARKET INC","issuedDate":"2015-08-17","latestIssueDate":"2019-07-10","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"666876","type":"Rental","businessName":"VANESSA GARCIA","legalName":"VANESSA GARCIA","issuedDate":"2015-06-03","latestIssueDate":"2025-06-27","closureDate":"2026-06-30","expirationDate":"2026-06-30","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"621413","type":"Food Preparing and Serving","businessName":"GABRI MOHAMMED (SAM MINI MARKET)","legalName":"GABRI MOHAMMED","issuedDate":"2014-03-14","latestIssueDate":"2014-03-14","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"511418","type":"Rental","businessName":"JOSE A GARCIA","legalName":"JOSE A GARCIA","issuedDate":"2010-08-12","latestIssueDate":"2014-02-14","closureDate":"2014-02-27","expirationDate":"2015-02-28","inactiveDate":"2014-02-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10029: CLOSED · Granted with conditions; related permit 235605. Use permit #205145: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #621413: Inactive since Jun 29, 2015; Food Preparing and Serving #674493: Inactive since Jun 29, 2020","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}