{"asOf":"2026-07-25T15:32:12.422Z","block":"1900-1999 KINSEY ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-kinsey-st","address":"1901 KINSEY ST","parcelNumber":"871528790","source":"https://property.phila.gov/?p=871528790","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"818","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"PEREZ JULIO A","coOwner":null,"marketValue":182000,"landAssessment":36400,"improvementAssessment":145600,"livableArea":2304,"yearBuilt":1925,"lastSale":{"price":50000,"date":"2014-09-18T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"63550","date":"2006-05-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"63550","date":"2006-08-08","type":"BC 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Certification","inspectionDate":"2025-12-03","result":"Certified","expirationDate":"2026-12-03","buildingId":"1286921"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":1545,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4260 CASTOR AVE, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":216700,"taxable":216700,"land":13937,"improvement":202763,"taxableLand":13937,"taxableImprovement":202763,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":216700,"taxable":216700,"land":13937,"improvement":202763,"taxableLand":13937,"taxableImprovement":202763,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":89600,"taxable":89600,"land":17920,"improvement":71680,"taxableLand":17920,"taxableImprovement":71680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":94900,"taxable":94900,"land":18980,"improvement":75920,"taxableLand":18980,"taxableImprovement":75920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":95800,"taxable":95800,"land":19160,"improvement":76640,"taxableLand":19160,"taxableImprovement":76640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":95800,"taxable":95800,"land":19160,"improvement":76640,"taxableLand":19160,"taxableImprovement":76640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":95800,"taxable":95800,"land":19160,"improvement":76640,"taxableLand":19160,"taxableImprovement":76640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":165100,"taxable":165100,"land":33020,"improvement":132080,"taxableLand":33020,"taxableImprovement":132080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":165100,"taxable":165100,"land":33020,"improvement":132080,"taxableLand":33020,"taxableImprovement":132080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":160800,"taxable":160800,"land":32160,"improvement":128640,"taxableLand":32160,"taxableImprovement":128640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":160800,"taxable":160800,"land":32160,"improvement":128640,"taxableLand":32160,"taxableImprovement":128640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":182000,"taxable":182000,"land":36400,"improvement":145600,"taxableLand":36400,"taxableImprovement":145600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2251,"familyHeld":true,"lastTransferNominal":false,"permits":[],"storyTag":"Traded","storyDelta":0.25,"timeline":[{"y":2001,"k":"sale","p":40000},{"y":2006,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"sale","p":50000}],"rented":false,"licenses":[{"number":"203523","type":"Food Preparing and Serving","status":"Inactive","businessName":"RUBERTO VALERIO (RUBERTO VALERIE GROCERY)","legalName":"RUBERTO VALERIO","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-15","latestIssueDate":"2002-04-15","expirationDate":"2003-04-30","inactiveDate":null},{"number":"207044","type":"Food Preparing and Serving","status":"Inactive","businessName":"FRANQUI LUCIANO (FRANCHIANY GROCERY 2)","legalName":"FRANQUI LUCIANO","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","expirationDate":"2005-04-30","inactiveDate":"2005-02-28"},{"number":"307249","type":"Food Preparing and Serving","status":"Inactive","businessName":"FREDDY MARTINEZ (CHANY MINI MARKET)","legalName":"FREDDY MARTINEZ","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-02-28","latestIssueDate":"2005-02-28","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"379364","type":"Food Preparing and Serving","status":"Inactive","businessName":"RAFAEL FERNANDEZ (FERNANDEZ GROCERY)","legalName":"RAFAEL FERNANDEZ","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-07-28","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2007-07-05"},{"number":"415951","type":"Food Preparing and Serving","status":"Inactive","businessName":"ELPIDIO BATISTA (BATISTA GROCERY)","legalName":"ELPIDIO BATISTA","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-07-05","latestIssueDate":"2007-07-05","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"419238","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANTONIA TINEO (TINEO GROCERS)","legalName":"ANTONIA TINEO","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-08-03","latestIssueDate":"2009-04-15","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"587400","type":"Food Preparing and Serving","status":"Inactive","businessName":"LUIS CHAVEZ (CHAVEZ GROCERY)","legalName":"LUIS CHAVEZ","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-03-20","latestIssueDate":"2013-05-04","expirationDate":"2014-04-30","inactiveDate":null},{"number":"673684","type":"Food Preparing and Serving","status":"Inactive","businessName":"QUILBIO TORRES (KINSEY GROCERY)","legalName":"QUILBIO TORRES","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-08-10","latestIssueDate":"2015-08-10","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"683757","type":"Dumpster License - Private Property","status":"Active","businessName":"KINSEY FOOD MARKET 2 INC","legalName":"KINSEY FOOD MARKET 2 INC","address":"1901 KINSEY ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-11-13","latestIssueDate":"2015-11-13","expirationDate":null,"inactiveDate":null},{"number":"685529","type":"Food Preparing and Serving","status":"Inactive","businessName":"KINSEY FOOD MARKET 2 INC","legalName":"KINSEY FOOD MARKET 2 INC","address":"1901 KINSEY ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-12-04","latestIssueDate":"2025-05-09","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"685529","type":"Food Preparing and Serving","businessName":"KINSEY FOOD MARKET 2 INC","legalName":"KINSEY FOOD MARKET 2 INC","issuedDate":"2015-12-04","latestIssueDate":"2025-05-09","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"683757","type":"Dumpster License - Private Property","businessName":"KINSEY FOOD MARKET 2 INC","legalName":"KINSEY FOOD MARKET 2 INC","issuedDate":"2015-11-13","latestIssueDate":"2015-11-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"673684","type":"Food Preparing and Serving","businessName":"QUILBIO TORRES (KINSEY GROCERY)","legalName":"QUILBIO TORRES","issuedDate":"2015-08-10","latestIssueDate":"2015-08-10","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"587400","type":"Food Preparing and Serving","businessName":"LUIS CHAVEZ (CHAVEZ GROCERY)","legalName":"LUIS CHAVEZ","issuedDate":"2013-03-20","latestIssueDate":"2013-05-04","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"419238","type":"Food Preparing and Serving","businessName":"ANTONIA TINEO (TINEO GROCERS)","legalName":"ANTONIA TINEO","issuedDate":"2007-08-03","latestIssueDate":"2009-04-15","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"415951","type":"Food Preparing and Serving","businessName":"ELPIDIO BATISTA (BATISTA GROCERY)","legalName":"ELPIDIO BATISTA","issuedDate":"2007-07-05","latestIssueDate":"2007-07-05","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"379364","type":"Food Preparing and Serving","businessName":"RAFAEL FERNANDEZ (FERNANDEZ GROCERY)","legalName":"RAFAEL FERNANDEZ","issuedDate":"2006-07-28","latestIssueDate":"2007-05-02","closureDate":"2007-07-05","expirationDate":"2008-04-30","inactiveDate":"2007-07-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"307249","type":"Food Preparing and Serving","businessName":"FREDDY MARTINEZ (CHANY MINI MARKET)","legalName":"FREDDY MARTINEZ","issuedDate":"2005-02-28","latestIssueDate":"2005-02-28","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207044","type":"Food Preparing and Serving","businessName":"FRANQUI LUCIANO (FRANCHIANY GROCERY 2)","legalName":"FRANQUI LUCIANO","issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","closureDate":"2005-02-28","expirationDate":"2005-04-30","inactiveDate":"2005-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203523","type":"Food Preparing and Serving","businessName":"RUBERTO VALERIO (RUBERTO VALERIE GROCERY)","legalName":"RUBERTO VALERIO","issuedDate":"2002-04-15","latestIssueDate":"2002-04-15","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $95,800 to $165,100","no permit shown in 2022-2024"],"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":"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":"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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 8, 2006.","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 #203523: Inactive; Food Preparing and Serving #207044: Inactive since Feb 28, 2005; Food Preparing and Serving #307249: Inactive since Dec 22, 2012; Food Preparing and Serving #379364: Inactive since Jul 5, 2007","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":"Special Hazards Certification: Certified through Dec 3, 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/"}]}