{"asOf":"2026-07-24T23:23:24.364Z","block":"2500-2599 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-e-allegheny-ave","address":"2532-34 E ALLEGHENY AVE","parcelNumber":"871531365","source":"https://property.phila.gov/?p=871531365","ownerType":"investor","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":"KCJ INVESTMENT LLC","coOwner":null,"marketValue":364900,"landAssessment":72980,"improvementAssessment":291920,"livableArea":2874,"yearBuilt":1910,"lastSale":{"price":1,"date":"2015-02-28T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98622896561097,"lng":-75.10470950093311,"geom":{"type":"Polygon","coordinates":[[[-75.104765251,39.986149292],[-75.104826332,39.986218325],[-75.104654112,39.98630877],[-75.104592672,39.986239279],[-75.104765251,39.986149292]]]},"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":1740,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2532-34 E ALLEGHENY AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES/ RETAIL SALE OF CONSUMER GOODS ON THE FIRST FLOOR WITH ACCESSORY OFFICES ON THE SECOND FLOOR.","status":"CLOSED","outcome":"Granted","date":"2013-11-12","number":"20496","relatedPermit":"469447"},{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES / RETAIL SALE OF CONSUMER GOODS ON THE FIRST FLOOR WITH ACCESSORY OFFICES ON THE SECOND FLOOR AND FOR THE ERECTION OF TWO (2) INTERNALLY ILLUMINATED FLATWALL SIGNS (4","status":"CLOSED","outcome":"Granted","date":"2013-11-12","number":"20497","relatedPermit":"467952"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT (PARCEL #1) FROM TWO (2) EXISTING LOTS (2532 AND 2534 E. ALLEGHENY AVENUE). EXISTING USES TO REMAIN ON THE FIRST FLOOR OF 2532 AND 2534 AS RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND","status":"CLOSED","outcome":"Granted","date":"2014-12-03","number":"23881","relatedPermit":"558281"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use, Single Family Household Living, on the second floor of an existing structure.\n\nNo change to the existing Retail Pharmacy on the first floor level.","status":"Completed","outcome":"Granted","date":"2025-07-28","number":"ZP-2024-012778","relatedPermit":"ZP-2024-012778"},{"type":"BBS Permit Denial","grounds":"FOR THE LEVEL II INTERIOR ALTERATIONS TO AN EXISTING BUILDING FOR THE USE OF SINGLE FAMILY DWELLING (R3 OCCUPANCY) ABOVE FIRST FLOOR.","status":"Completed","outcome":"Approved","date":"2025-10-06","number":"CP-2024-006373","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":230000,"taxable":230000,"land":26100,"improvement":203900,"taxableLand":26100,"taxableImprovement":203900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":195900,"taxable":195900,"land":39180,"improvement":156720,"taxableLand":39180,"taxableImprovement":156720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":207000,"taxable":207000,"land":41400,"improvement":165600,"taxableLand":41400,"taxableImprovement":165600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":209000,"taxable":209000,"land":41800,"improvement":167200,"taxableLand":41800,"taxableImprovement":167200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":209000,"taxable":209000,"land":41800,"improvement":167200,"taxableLand":41800,"taxableImprovement":167200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":209000,"taxable":209000,"land":41800,"improvement":167200,"taxableLand":41800,"taxableImprovement":167200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":251100,"taxable":251100,"land":50220,"improvement":200880,"taxableLand":50220,"taxableImprovement":200880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":251100,"taxable":251100,"land":50220,"improvement":200880,"taxableLand":50220,"taxableImprovement":200880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":346800,"taxable":346800,"land":69360,"improvement":277440,"taxableLand":69360,"taxableImprovement":277440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":346800,"taxable":346800,"land":69360,"improvement":277440,"taxableLand":69360,"taxableImprovement":277440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":364900,"taxable":364900,"land":72980,"improvement":291920,"taxableLand":72980,"taxableImprovement":291920,"exemptLand":0,"exemptImprovement":0}],"taxNow":4855,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"469447","date":"2013-12-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES / RETAIL SALE OF CONSUMER GOODS ON THE FIRST FLOOR WITH ACCESSORY OFFICES ON THE SECOND FLOOR. NO SIGN ON THIS PERMIT."},{"number":"467952","date":"2013-12-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"FOR THE ERECTION OF TWO (2) INTERNALLY ILLUMINATED FLATWALL SIGNS (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES / RETAIL SALE OF CONSUMER GOODS ON THE FIRST FLOOR WITH ACCESSORY OFFICES ON THE SECOND FLOOR IN AN EXISTING STRUCTURE."},{"number":"530632","date":"2014-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-04","scope":"FOR EXT/INT DEMOLITION & FOR A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE RETAIL PHARMACY SPACE & FOR LEVEL II ALTERATIONS @ 1ST FLR LEVEL OF TWO (2) STORY ABOVE GRADE PLANE, W. BASEMENT, BUILDING TO INCLUDE INSTALLATION OF ACCESSIBLE RESTROOM & EXT. RAMP, FLOOR INFILL CONSTRUCTION, & INSTALLATION OF EXTERIOR ANCHORED BRICK VENEER WALL COVERING; WORK AREA IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING WORK, & BUILDING SIGNAGE WORK."},{"number":"540225","date":"2014-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-03-04","scope":"FOR EXT/INT DEMOLITION & FOR A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE RETAIL PHARMACY SPACE & FOR LEVEL II ALTERATIONS @ 1ST FLR LEVEL OF TWO (2) STORY ABOVE GRADE PLANE, W. BASEMENT, BUILDING TO INCLUDE INSTALLATION OF ACCESSIBLE RESTROOM & EXT. RAMP, FLOOR INFILL CONSTRUCTION, & INSTALLATION OF EXTERIOR ANCHORED BRICK VENEER WALL COVERING; WORK AREA IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, & BUILDING SIGNAGE WORK. SEE BUILDING PERMIT# 530632 FOR ORIGINAL BUILDING PERMIT APPLICATION & APPROVED CONSTRUCTION DOCUMENTS."},{"number":"544111","date":"2014-06-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-04","scope":"INSTALL 1-WATER CLOSET, 1-LAVS (MIXED USE)"},{"number":"544488","date":"2014-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-12","scope":"INSTALL 11-LIGHTS, 2-SWITCHES, 6-RECEPTS (MIXED USE) AS PER NEC 2008 EAST DISTRICT"},{"number":"556159","date":"2014-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-03-04","scope":"INSTALL (1) 95% SELF CONTAINED GAS UNIT WITH DUCTWORK(COMMERCIAL)"},{"number":"558281","date":"2014-12-30","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-12-30","scope":"FOR THE RELOCATION THE LOT LINE TO CREATE ONE LOT FROM TWO LOTS."},{"number":"567013","date":"2014-12-30","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-12-30","scope":"FOR THE RELOCATION THE LOT LINE TO CREATE ONE LOT FROM TWO LOTS."},{"number":"588245","date":"2015-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-02-04","scope":"EXISTING USES TO REMAIN ON THE FIRST FLOOR OF 2532 AND 2534 AS RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES / RETAIL SALE OF CONSUMER GOODS AS PREVIOUSLY APPROVED WITH ONE (1) PROPOSED SINGLE-FAMILY DWELLING ON THE ENTIRE SECOND FLOOR"},{"number":"588987","date":"2015-02-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-04-07","scope":"FOR AMENDMENT OF BUILDING PERMIT#S 530632 & 540225, ISSUED FOR ALTERATIONS TO CREATE RETAIL PHARMACY, FOR THE CREATION OF AN INTERIOR WALL OPENING AT 1ST FLOOR AND BASEMENT LEVELS W. ALL OTHER WORK AS PREVIOUSLY APPROVED; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR BUILDING SIGNAGE WORK."},{"number":"GM-2024-010548","date":"2024-12-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-12-31","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Remove interior finishes and debris"},{"number":"ZP-2024-012778","date":"2025-07-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Single-Family"},{"number":"CP-2024-006373","date":"2025-11-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO GROUP R3- SINGLE FAMILY DWELLING WITHIN SECOND STORY OF AN EXISTING BUILDING. 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-2025-011677","date":"2025-12-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Wiring to include receptacle outlets, lighting, switches, GFCIs, smoke detectors, and disconnects connecting to the existing 200 amp panel and services. All necessary bonding and grounding as per NEC."},{"number":"FP-2026-000347","date":"2026-02-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE SECOND FLOOR OF THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **PARTIAL SYSTEM APPROVED BY PARENT BUILDING PERMIT & BBS PROVISO **"},{"number":"FP-2026-000369","date":"2026-02-27","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-03-04","scope":"Rough-In Permit for FP-2026-000347 SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS, PIPING, HANGERS AND FITTINGS PER NFPA 13R"},{"number":"PP-2025-015860","date":"2026-04-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW FIXTURES WITH PIPING FOR A NEW SHOWER, WATER, CLOSET, AND LAVATORY. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND EZ PLUMBING STANDARD."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"appeal","w":"Appeal approved"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Rough-In"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["7 permit events since 2023","2 zoning/board appeals 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 #23881: CLOSED · Granted; related permit 558281. Use permit #469447: 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":"4 permits not marked completed: CP-2024-006373 (Issued), EP-2025-011677 (Issued), FP-2026-000347 (Issued), PP-2025-015860 (Issued).","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-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":"5 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":"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.","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/"}]}