{"asOf":"2026-07-25T18:20:15.625Z","block":"5500-5599 BLAKEMORE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-blakemore-st","address":"5501 BLAKEMORE ST","parcelNumber":"871517600","source":"https://property.phila.gov/?p=871517600","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"MMF PROPERTIES LLC","coOwner":null,"marketValue":103700,"landAssessment":20700,"improvementAssessment":83000,"livableArea":1599,"yearBuilt":1925,"lastSale":{"price":50000,"date":"2021-04-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-035176","date":"2021-06-04","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-035177","date":"2021-06-04","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-07-09","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2021-047930","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-04","completedDate":"2021-11-02","violations":[{"number":"VI-2021-035176","date":"2021-06-04","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-10-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-035177","date":"2021-06-04","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2021-07-09","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-047930","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-047930","date":"2021-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-047930","date":"2021-11-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1}],"taxOwed":22.71,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":22.71,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":22.71,"yearsOwed":1,"oldestYearOwed":2020,"mostRecentYearOwed":2020,"mostRecentPaymentDate":"2021-05-07","assessmentYear":2022,"totalAssessment":93900,"taxableAssessment":93900,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1314.41,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04730450960197,"lng":-75.15822406631345,"geom":{"type":"Polygon","coordinates":[[[-75.158179049,40.047388171],[-75.158191781,40.047222361],[-75.158300712,40.047289088],[-75.158179049,40.047388171]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":null,"baths":null,"stories":null,"lotArea":2487,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4519 CONSHOHOCKEN AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":78600,"taxable":78600,"land":24691,"improvement":53909,"taxableLand":24691,"taxableImprovement":53909,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":78600,"taxable":78600,"land":24691,"improvement":53909,"taxableLand":24691,"taxableImprovement":53909,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90300,"taxable":90300,"land":18060,"improvement":72240,"taxableLand":18060,"taxableImprovement":72240,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":93000,"taxable":93000,"land":18600,"improvement":74400,"taxableLand":18600,"taxableImprovement":74400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":93900,"taxable":93900,"land":18780,"improvement":75120,"taxableLand":18780,"taxableImprovement":75120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":93900,"taxable":93900,"land":18780,"improvement":75120,"taxableLand":18780,"taxableImprovement":75120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":93900,"taxable":93900,"land":18780,"improvement":75120,"taxableLand":18780,"taxableImprovement":75120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":73400,"taxable":73400,"land":14680,"improvement":58720,"taxableLand":14680,"taxableImprovement":58720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":73400,"taxable":73400,"land":14680,"improvement":58720,"taxableLand":14680,"taxableImprovement":58720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":94000,"taxable":94000,"land":18800,"improvement":75200,"taxableLand":18800,"taxableImprovement":75200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":94000,"taxable":94000,"land":18800,"improvement":75200,"taxableLand":18800,"taxableImprovement":75200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":103700,"taxable":103700,"land":20700,"improvement":83000,"taxableLand":20700,"taxableImprovement":83000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1316,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-008552","date":"2021-06-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-08-11","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Stucco exterior wall. Install drywall, doors and windows in existing openings."},{"number":"ZP-2021-010042","date":"2021-09-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"CP-2021-004631","date":"2021-10-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-11","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO THE EXISTING TWO (2) STORY STRUCTURE CONTAINING VACANT COMMERCIAL SPACE AT THE 1ST FLOOR (SEPARATE PERMIT REQUIRED FOR FIT-OUT & C.O.) AND SINGLE-FAMILY DWELLING (GROUP R-3) AT THE 2ND FLOOR. BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"MP-2021-007581","date":"2021-11-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-11","scope":"Adding duct work and electric heat pump forced air heating and cooling system"},{"number":"EP-2021-010364","date":"2021-11-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-16","scope":"INSTALL A 400 AMP SERVICE, (3) GANG METER BANK, (1) 200 AMP PANEL & FEEDER. PROVIDE WIRING THROUGHOUT THE FIRST FLOOR AND BASEMENT COMMERCIAL SPACE. INSTALL LIGHT, SWITCHES, RECEPTACLES, POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. AS PER THE 2017 NEC. ** WORK ON THE FIRST FLOOR AND BASEMENT ONLY. Amendment: Amend scope of work to include fire alarm which is in the original plans uploaded."},{"number":"PP-2022-003876","date":"2022-03-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-11","scope":"2nd flr 1 toilet 1 lav 1 tub 1 kitchen sink HWH"},{"number":"ZP-2023-002593","date":"2023-09-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2024-005692","date":"2025-03-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-04-24","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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":"PP-2025-003614","date":"2025-04-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-04-24","scope":"Plumbing Permit (Interior) for combo CP-2024-005692"}],"storyTag":"Improved","storyDelta":4,"timeline":[{"y":2021,"k":"sale","p":50000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"374762","type":"Rental","status":"Inactive","businessName":"INVEST 5 INC","legalName":"INVEST 5 INC","address":"5501 BLAKEMORE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-06-22","latestIssueDate":"2006-06-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"374762","type":"Rental","businessName":"INVEST 5 INC","legalName":"INVEST 5 INC","issuedDate":"2006-06-22","latestIssueDate":"2006-06-22","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$23 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2023, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"2 permits not marked completed: CP-2024-005692 (Expired), PP-2025-003614 (Expired). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$22.71 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 2, 2021.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}