{"asOf":"2026-07-27T15:56:32.503Z","block":"3100-3199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-frankford-ave","address":"3121 FRANKFORD AVE","parcelNumber":"871532930","source":"https://property.phila.gov/?p=871532930","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"REYE JOSE R","coOwner":null,"marketValue":396000,"landAssessment":79200,"improvementAssessment":316800,"livableArea":3600,"yearBuilt":1910,"lastSale":{"price":40000,"date":"2013-04-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1696926","date":"2008-10-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1695314","date":"2009-08-24","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518264","date":"2015-01-09","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518266","date":"2015-01-09","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518269","date":"2015-01-09","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518270","date":"2015-01-09","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518260","date":"2015-01-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518261","date":"2015-01-09","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518262","date":"2015-01-09","code":"FC-610.2/1","title":"FIRE-COMM COOKING DEVICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518263","date":"2015-01-09","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518265","date":"2015-01-09","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518267","date":"2015-01-09","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599008","date":"2015-05-08","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599006","date":"2015-05-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599007","date":"2015-05-08","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-090484","date":"2023-11-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090485","date":"2023-11-20","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090486","date":"2023-11-20","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090487","date":"2023-11-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"183882","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-10-29","completedDate":"2010-05-26","violations":[{"number":"1696926","date":"2008-10-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"215889","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-09-29","completedDate":"2010-06-16","violations":[{"number":"1695314","date":"2009-08-24","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"465598","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-01-12","completedDate":"2015-05-07","violations":[{"number":"3518264","date":"2015-01-09","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518266","date":"2015-01-09","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518269","date":"2015-01-09","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518270","date":"2015-01-09","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518260","date":"2015-01-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518261","date":"2015-01-09","code":"FC-605.6/1","title":"FIRE-ELECT OPEN JUNCTION BOX","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518262","date":"2015-01-09","code":"FC-610.2/1","title":"FIRE-COMM COOKING DEVICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518263","date":"2015-01-09","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518265","date":"2015-01-09","code":"FC-904.2/1","title":"AFES-COMM KITCH EXHAUST REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3518267","date":"2015-01-09","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"478688","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-05-07","completedDate":"2015-07-14","violations":[{"number":"3599008","date":"2015-05-08","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599006","date":"2015-05-08","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3599007","date":"2015-05-08","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-119668","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2023-11-20","completedDate":null,"violations":[{"number":"VI-2023-090484","date":"2023-11-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090485","date":"2023-11-20","code":"PM15-306.1(6)","title":"WOOD COMPONENTS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090486","date":"2023-11-20","code":"PM15-305.1(B)","title":"INTERIOR COMPONENT ANCHORAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090487","date":"2023-11-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2015,"n":13,"worst":null},{"y":2023,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"183882","date":"2008-10-17","type":"BC INSP","status":"FAILED"},{"caseNumber":"215889","date":"2009-08-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"183882","date":"2010-03-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"215889","date":"2010-05-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"183882","date":"2010-05-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"183882","date":"2010-05-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"215889","date":"2010-06-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"465598","date":"2015-01-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"465598","date":"2015-04-08","type":"CI INSP","status":"CLOSED"},{"caseNumber":"478688","date":"2015-05-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"465598","date":"2015-05-01","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"478688","date":"2015-06-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"478688","date":"2015-07-10","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-119668","date":"2023-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2024-10-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2024-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2025-04-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2025-09-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2025-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2026-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2026-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119668","date":"2026-04-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":3},{"y":2015,"fails":3,"passes":2},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":24202.82,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":24202.82,"principalDue":14680.34,"penaltyDue":1749.99,"interestDue":4984.67,"otherChargesDue":2787.82,"yearsOwed":9,"oldestYearOwed":2012,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-08-31","assessmentYear":2022,"totalAssessment":262000,"taxableAssessment":262000,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":3037.57,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99196297559036,"lng":-75.11188831450288,"geom":{"type":"Polygon","coordinates":[[[-75.111795867,39.991894046],[-75.111859303,39.991866101],[-75.111980223,39.992030807],[-75.111917991,39.992060697],[-75.111795867,39.991894046]]]},"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":1388,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"3121 FRANKFORD AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[{"year":2012,"total":15.61,"principal":0,"interest":0,"penalty":0},{"year":2014,"total":1196.18,"principal":295.97,"interest":431.56,"penalty":199.45},{"year":2015,"total":4052.88,"principal":2849.31,"interest":299.18,"penalty":199.45},{"year":2016,"total":3325.81,"principal":2976.46,"interest":44.64,"penalty":29.76}],"taxNet":8590.48,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":184900,"taxable":184900,"land":11349,"improvement":173551,"taxableLand":11349,"taxableImprovement":173551,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":184900,"taxable":184900,"land":11349,"improvement":173551,"taxableLand":11349,"taxableImprovement":173551,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":245200,"taxable":215200,"land":49040,"improvement":196160,"taxableLand":49040,"taxableImprovement":166160,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":259500,"taxable":219500,"land":51900,"improvement":207600,"taxableLand":51900,"taxableImprovement":167600,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":262000,"taxable":217000,"land":52400,"improvement":209600,"taxableLand":52400,"taxableImprovement":164600,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":262000,"taxable":217000,"land":52400,"improvement":209600,"taxableLand":52400,"taxableImprovement":164600,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":262000,"taxable":217000,"land":52400,"improvement":209600,"taxableLand":52400,"taxableImprovement":164600,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":297000,"taxable":217000,"land":59400,"improvement":237600,"taxableLand":59400,"taxableImprovement":157600,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":297000,"taxable":217000,"land":59400,"improvement":237600,"taxableLand":59400,"taxableImprovement":157600,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":376200,"taxable":276200,"land":75240,"improvement":300960,"taxableLand":75240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":376200,"taxable":276200,"land":75240,"improvement":300960,"taxableLand":75240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":396000,"taxable":296000,"land":79200,"improvement":316800,"taxableLand":79200,"taxableImprovement":216800,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3866,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2025-002522","date":"2025-05-27","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-10-27","scope":"MAKE SAFE PERMIT TO RESOLVE CASE #CF-2023-119668 TO REPAIR PARTIALLY COLLAPSED FLOOR JOISTS ON FIRST FLOOR AS PER ENGINEER’S REPORT AND APPROVED ENGINEER PLANS. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2023-119668."}],"storyTag":"Improved","storyDelta":0.19,"timeline":[{"y":2002,"k":"sale","p":33500},{"y":2008,"k":"viol","w":"L&I violation"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2013,"k":"sale","p":40000},{"y":2015,"k":"viol","w":"13 L&I violations"},{"y":2023,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"207391","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE VAZQUEZ (FORTONA GROCERY)","legalName":"JOSE VAZQUEZ","address":"3121 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-03-31","latestIssueDate":"2004-03-31","expirationDate":"2005-04-30","inactiveDate":"2009-12-29"},{"number":"282623","type":"Dumpster License - Private Property","status":"Inactive","businessName":"JOSE VAZQUEZ (FORTONA GROCERY)","legalName":"JOSE VAZQUEZ","address":"3121 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-04-14","latestIssueDate":"2004-04-14","expirationDate":"2010-07-31","inactiveDate":null},{"number":"312551","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"FELIPE TAVERAS","legalName":"FELIPE TAVERAS","address":"3121 FRANKFORD AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2005-04-06","latestIssueDate":"2005-04-06","expirationDate":"2006-03-31","inactiveDate":"2007-01-09"},{"number":"360850","type":"Food Preparing and Serving","status":"Inactive","businessName":"TEUDOSIA ZAPATA (FORTUNA MINI MARKET)","legalName":"TEUDOSIA ZAPATA","address":"3121 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-03-21","latestIssueDate":"2009-10-21","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"460582","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"TEUDOSIA ZAPATA (FORTUNA MINI MARKET)","legalName":"TEUDOSIA ZAPATA","address":"3121 FRANKFORD AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2008-12-10","latestIssueDate":"2008-12-10","expirationDate":"2009-03-31","inactiveDate":"2011-12-14"},{"number":"497391","type":"Rental","status":"Inactive","businessName":"RASHEED A ADEBAYO","legalName":"RASHEED A ADEBAYO","address":"3121 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2010-04-01","latestIssueDate":"2010-04-01","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"490650","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"JOSE REYES","legalName":"JOSE REYES","address":"3121 FRANKFORD AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2010-04-15","latestIssueDate":"2011-04-19","expirationDate":"2012-03-31","inactiveDate":null},{"number":"651723","type":"Rental","status":"Inactive","businessName":"JOSE REYES","legalName":"JOSE REYES","address":"3121 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2015-01-08","latestIssueDate":"2015-01-08","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"662922","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE REYES","legalName":"JOSE REYES","address":"3121 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-05-01","latestIssueDate":"2015-05-01","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"745722","type":"Food Preparing and Serving","status":"Inactive","businessName":"Fortuna Mini Market Inc","legalName":" Fortuna Mini Market Inc ","address":"3121 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-07-16","latestIssueDate":"2017-07-16","expirationDate":"2018-07-15","inactiveDate":"2018-09-13"},{"number":"912816","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"WILMARY GROCERY III INC","legalName":"WILMARY GROCERY III INC","address":"3121 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-12-20","latestIssueDate":"2024-02-20","expirationDate":"2024-12-19","inactiveDate":null},{"number":"947166","type":"Food Preparing and Serving","status":"Revoked","businessName":"WILMARY GROCERY III INC","legalName":"WILMARY GROCERY III INC","address":"3121 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-03-19","latestIssueDate":"2025-04-29","expirationDate":"2026-03-18","inactiveDate":null}],"licenseActivity":[{"number":"947166","type":"Food Preparing and Serving","businessName":"WILMARY GROCERY III INC","legalName":"WILMARY GROCERY III INC","issuedDate":"2024-03-19","latestIssueDate":"2025-04-29","closureDate":"2026-03-18","expirationDate":"2026-03-18","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"912816","type":"Food Establishment, Retail Permanent Location","businessName":"WILMARY GROCERY III INC","legalName":"WILMARY GROCERY III INC","issuedDate":"2022-12-20","latestIssueDate":"2024-02-20","closureDate":"2024-12-19","expirationDate":"2024-12-19","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"745722","type":"Food Preparing and Serving","businessName":"Fortuna Mini Market Inc","legalName":" Fortuna Mini Market Inc ","issuedDate":"2017-07-16","latestIssueDate":"2017-07-16","closureDate":"2018-09-13","expirationDate":"2018-07-15","inactiveDate":"2018-09-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"662922","type":"Food Preparing and Serving","businessName":"JOSE REYES","legalName":"JOSE REYES","issuedDate":"2015-05-01","latestIssueDate":"2015-05-01","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"651723","type":"Rental","businessName":"JOSE REYES","legalName":"JOSE REYES","issuedDate":"2015-01-08","latestIssueDate":"2015-01-08","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"490650","type":"Dumpster License - Public ROW","businessName":"JOSE REYES","legalName":"JOSE REYES","issuedDate":"2010-04-15","latestIssueDate":"2011-04-19","closureDate":"2012-03-31","expirationDate":"2012-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"497391","type":"Rental","businessName":"RASHEED A ADEBAYO","legalName":"RASHEED A ADEBAYO","issuedDate":"2010-04-01","latestIssueDate":"2010-04-01","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"460582","type":"Dumpster License - Public ROW","businessName":"TEUDOSIA ZAPATA (FORTUNA MINI MARKET)","legalName":"TEUDOSIA ZAPATA","issuedDate":"2008-12-10","latestIssueDate":"2008-12-10","closureDate":"2011-12-14","expirationDate":"2009-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"360850","type":"Food Preparing and Serving","businessName":"TEUDOSIA ZAPATA (FORTUNA MINI MARKET)","legalName":"TEUDOSIA ZAPATA","issuedDate":"2006-03-21","latestIssueDate":"2009-10-21","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"312551","type":"Dumpster License - Public ROW","businessName":"FELIPE TAVERAS","legalName":"FELIPE TAVERAS","issuedDate":"2005-04-06","latestIssueDate":"2005-04-06","closureDate":"2007-01-09","expirationDate":"2006-03-31","inactiveDate":"2007-01-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282623","type":"Dumpster License - Private Property","businessName":"JOSE VAZQUEZ (FORTONA GROCERY)","legalName":"JOSE VAZQUEZ","issuedDate":"2004-04-14","latestIssueDate":"2004-04-14","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207391","type":"Food Preparing and Serving","businessName":"JOSE VAZQUEZ (FORTONA GROCERY)","legalName":"JOSE VAZQUEZ","issuedDate":"2004-03-31","latestIssueDate":"2004-03-31","closureDate":"2009-12-29","expirationDate":"2005-04-30","inactiveDate":"2009-12-29","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":["$24,203 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"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":"1 permit not marked completed: CP-2025-002522 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$24,202.82 was recorded in the City’s 2022-06 delinquency snapshot for 2012–2021.","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":"16 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Apr 18, 2026.","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 #207391: Inactive since Dec 29, 2009; Dumpster License - Private Property #282623: Inactive; Dumpster License - Public ROW #312551: Inactive since Jan 9, 2007; Food Preparing and Serving #360850: Inactive since Dec 22, 2012","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}]}