{"asOf":"2026-07-26T02:50:15.966Z","block":"800-899 N 25TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-25th-st","address":"849 N 25TH ST","parcelNumber":"871520740","source":"https://property.phila.gov/?p=871520740","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":"TERRIVEL AMERICO","coOwner":"TERRIVEL JUDY","marketValue":852500,"landAssessment":170500,"improvementAssessment":682000,"livableArea":2698,"yearBuilt":1920,"lastSale":{"price":1,"date":"2022-03-12T05:00:00Z"},"openViolations":3,"violations":[{"number":"1170452","date":"2007-12-07","code":"A-000.0/10","title":"VIOL C&I 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-100154","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-09-12","completedDate":null,"violations":[{"number":"VI-2025-071573","date":"2025-09-12","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"CLOSED","resolutionDate":"2025-09-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-071574","date":"2025-09-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-071575","date":"2025-09-12","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"COMPLIED","resolutionDate":"2025-11-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2008,"n":1,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"77212","date":"2006-08-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2006-10-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90206","date":"2006-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90215","date":"2006-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2006-11-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2006-11-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2006-12-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90215","date":"2007-01-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90206","date":"2007-01-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2007-01-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90215","date":"2007-01-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90206","date":"2007-01-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2007-01-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2007-02-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90206","date":"2007-02-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90215","date":"2007-02-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2007-02-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90206","date":"2007-02-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90215","date":"2007-02-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77212","date":"2007-02-22","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"90206","date":"2007-03-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90215","date":"2007-03-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"90206","date":"2007-03-09","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"90215","date":"2007-03-09","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"77212","date":"2007-04-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"90206","date":"2007-05-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"90215","date":"2007-05-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"77212","date":"2007-05-14","type":"PRECOURT","status":"FAILED"},{"caseNumber":"90215","date":"2007-08-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"138011","date":"2007-12-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"138011","date":"2008-05-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"164006","date":"2008-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"164006","date":"2008-07-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"138011","date":"2008-11-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"138011","date":"2009-10-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"77212","date":"2011-05-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"90206","date":"2011-05-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"90215","date":"2011-05-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"77212","date":"2012-07-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"90215","date":"2012-09-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"90206","date":"2012-09-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"453890","date":"2014-09-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"453890","date":"2014-10-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"453890","date":"2014-12-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"510072","date":"2015-11-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510072","date":"2015-12-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510072","date":"2016-01-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-100154","date":"2025-09-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100154","date":"2025-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100154","date":"2025-11-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":7,"passes":0},{"y":2007,"fails":20,"passes":0},{"y":2008,"fails":3,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2011,"fails":3,"passes":0},{"y":2012,"fails":2,"passes":1},{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97127364064918,"lng":-75.17760336157022,"geom":{"type":"Polygon","coordinates":[[[-75.177501784,39.971287836],[-75.177513472,39.971235371],[-75.177703962,39.971258533],[-75.177692467,39.971312551],[-75.177501784,39.971287836]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-002814","type":"Special Hazards Certification","inspectionDate":"2024-01-31","result":"Certified","expirationDate":"2025-01-31","buildingId":"1061015"},{"number":"BC-2024-016658","type":"Fire Alarm Certification","inspectionDate":"2024-05-29","result":"Certified","expirationDate":"2025-05-29","buildingId":"1061015"},{"number":"BC-2024-021864","type":"Special Hazards Certification","inspectionDate":"2024-07-31","result":"Certified","expirationDate":"2025-07-31","buildingId":"1061015"},{"number":"BC-2025-003041","type":"Special Hazards Certification","inspectionDate":"2025-01-31","result":"Certified","expirationDate":"2026-01-31","buildingId":"1061015"},{"number":"BC-2026-003895","type":"Fire Alarm Certification","inspectionDate":"2025-06-18","result":"Certified","expirationDate":"2026-06-18","buildingId":"1061015"},{"number":"BC-2025-018136","type":"Fire Alarm Certification","inspectionDate":"2025-06-30","result":"Deficient","expirationDate":null,"buildingId":"1061015"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1026,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"89 PARRY DR, HAINSPORT NJ, 08036","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":493900,"taxable":493900,"land":44114,"improvement":449786,"taxableLand":44114,"taxableImprovement":449786,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":493900,"taxable":493900,"land":44114,"improvement":449786,"taxableLand":44114,"taxableImprovement":449786,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":609800,"taxable":609800,"land":121960,"improvement":487840,"taxableLand":121960,"taxableImprovement":487840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":525100,"taxable":525100,"land":105020,"improvement":420080,"taxableLand":105020,"taxableImprovement":420080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":530300,"taxable":530300,"land":106060,"improvement":424240,"taxableLand":106060,"taxableImprovement":424240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":530300,"taxable":485300,"land":106060,"improvement":424240,"taxableLand":106060,"taxableImprovement":379240,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":530300,"taxable":485300,"land":106060,"improvement":424240,"taxableLand":106060,"taxableImprovement":379240,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":600600,"taxable":520600,"land":120120,"improvement":480480,"taxableLand":120120,"taxableImprovement":400480,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":600600,"taxable":600600,"land":120120,"improvement":480480,"taxableLand":120120,"taxableImprovement":480480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":740000,"taxable":740000,"land":148000,"improvement":592000,"taxableLand":148000,"taxableImprovement":592000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":740000,"taxable":740000,"land":148000,"improvement":592000,"taxableLand":148000,"taxableImprovement":592000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":852500,"taxable":852500,"land":170500,"improvement":682000,"taxableLand":170500,"taxableImprovement":682000,"exemptLand":0,"exemptImprovement":0}],"taxNow":10359,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"357551","date":"2012-05-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-23","scope":"LEGALIZATION OF ROOF DECK AT SECOND FLOOR LEVEL ABOVE EXISTING ONE (1) STORY REAR PORTION."},{"number":"346291","date":"2012-05-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-22","scope":"FOR THE LEGALIZATION OF INSTALLATION OF BRICK VENEER AT THE SOUTH AND WEST FACADES (14'-6\" A.F.G.); DEMOLITION OF A SECOND FLOOR WINDOW BAY AT THE SOUTH FACADE AND ERECTION OF BALCONY WITH CANOPY ABOVE; ERECTION OF ROOF DECK AT REAR OF SECOND FLOOR LEVEL ABOVE EXISTING ONE (1) STORY PORTION. ALL WORK PER PLANS SIGNED AND SEALED BY ENGINEER (BEVAN LAWSON, P.E.)."},{"number":"609872","date":"2015-05-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE PULL STATION AND HORN STROBE ALSO RELOCATE SMOKE DETECTOR PER NFPA 72(MIXED USE)"},{"number":"PP-2024-007309","date":"2024-05-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-27","scope":"Installing a 3/4\" RPZ on the water distribution piping after directly after the water meter."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"L&I violation"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"350365","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANGELINO'S RESTAURANT & PIZZERIA","legalName":"ANGELINO'S RESTAURANT & PIZZERIA","address":"849 N 25TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-06-11","latestIssueDate":"2018-03-30","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"825592","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Guevara Family Restaurants LLC","legalName":"Guevara Family Restaurants LLC","address":"849 N 25TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-10-03","latestIssueDate":"2025-09-05","expirationDate":"2026-10-02","inactiveDate":null},{"number":"844958","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Guevara Family Restaurants LLC (Angelino's)","legalName":"Guevara Family Restaurants LLC","address":"849 N 25TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-30","latestIssueDate":"2021-12-22","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"844958","type":"Sidewalk Cafe (Temporary)","businessName":"Guevara Family Restaurants LLC (Angelino's)","legalName":"Guevara Family Restaurants LLC","issuedDate":"2020-06-30","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"825592","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Guevara Family Restaurants LLC","legalName":"Guevara Family Restaurants LLC","issuedDate":"2019-10-03","latestIssueDate":"2025-09-05","closureDate":null,"expirationDate":"2026-10-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"350365","type":"Food Preparing and Serving","businessName":"ANGELINO'S RESTAURANT & PIZZERIA","legalName":"ANGELINO'S RESTAURANT & PIZZERIA","issuedDate":"2008-06-11","latestIssueDate":"2018-03-30","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["3 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Certified through Jan 31, 2026; Fire Alarm Certification: Deficient","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #357551: 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":"violations","level":"attention","title":"3 open L&I violations","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"42 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 25, 2025.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #350365: Inactive since Jun 29, 2019; Sidewalk Cafe (Temporary) #844958: Inactive since Mar 1, 2023","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/"}]}