{"asOf":"2026-07-25T00:39:20.973Z","block":"2300-2399 S WOODSTOCK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-s-woodstock-st","address":"2300 S WOODSTOCK ST","parcelNumber":"871535570","source":"https://property.phila.gov/?p=871535570","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":"SUSIE Q 2300 LLC","coOwner":null,"marketValue":262400,"landAssessment":52400,"improvementAssessment":210000,"livableArea":1360,"yearBuilt":1920,"lastSale":{"price":295000,"date":"2022-05-05T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923113477295765,"lng":-75.18055009790163,"geom":{"type":"Polygon","coordinates":[[[-75.180646127,39.923104267],[-75.180636684,39.923147515],[-75.180454534,39.923123235],[-75.180464156,39.923079169],[-75.180646127,39.923104267]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":824,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3408 PRIMA COURT, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS COMMISSARIES AND CATERING SERVICES ON THE FIRST FLOOR, FOR BUSINESS AND PROFESSIONAL OFFICE ON THE SECOND FLOOR OF AN EXISTING STRUCTURE. (NO SIGNS ON THIS PERMIT)","status":"Completed","outcome":"Granted with conditions","date":"2022-07-11","number":"ZP-2022-001433","relatedPermit":"ZP-2022-001433"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":195600,"taxable":195600,"land":12241,"improvement":183359,"taxableLand":12241,"taxableImprovement":183359,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":195600,"taxable":195600,"land":12241,"improvement":183359,"taxableLand":12241,"taxableImprovement":183359,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":169100,"taxable":169100,"land":33820,"improvement":135280,"taxableLand":33820,"taxableImprovement":135280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":174100,"taxable":174100,"land":34820,"improvement":139280,"taxableLand":34820,"taxableImprovement":139280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":175800,"taxable":175800,"land":35160,"improvement":140640,"taxableLand":35160,"taxableImprovement":140640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":175800,"taxable":175800,"land":35160,"improvement":140640,"taxableLand":35160,"taxableImprovement":140640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":175800,"taxable":175800,"land":35160,"improvement":140640,"taxableLand":35160,"taxableImprovement":140640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":239200,"taxable":239200,"land":47840,"improvement":191360,"taxableLand":47840,"taxableImprovement":191360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":239200,"taxable":239200,"land":47840,"improvement":191360,"taxableLand":47840,"taxableImprovement":191360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":244100,"taxable":244100,"land":48820,"improvement":195280,"taxableLand":48820,"taxableImprovement":195280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":244100,"taxable":244100,"land":48820,"improvement":195280,"taxableLand":48820,"taxableImprovement":195280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":262400,"taxable":262400,"land":52400,"improvement":210000,"taxableLand":52400,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3417,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-001433","date":"2022-06-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Commissaries and Catering Services; Office - Business and Professional"},{"number":"CP-2022-006772","date":"2023-01-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-25","scope":"FOR LEVEL 3 ALTERATIONS OF AN EXISTING TWO-STORY STRUCTURE OF TYPE VA CONSTRUCTION AS PER PLANS. FOR B OCCUPANCY ON THE 1ST AND 2ND FLOOR WITH A VACANT CELLAR. AMENDMENT (4/10/2023) FOR CHANGES TO FIRST FLOOR LAYOUT AND STRCTURAL FRAMING AS PER REVISED PLANS."},{"number":"PP-2023-004570","date":"2023-04-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-18","scope":"REPAIR/REPLACE MD, CT, FAI & 3/4\" WDP"},{"number":"MP-2023-001258","date":"2023-04-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-27","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING GAS FURNANCES, AIR CONDENSORS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"EP-2023-001922","date":"2023-05-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-29","scope":"400 amp service, first floor 14 receptacles ,10 2x2 light fixtures. 30 amp circuit for freezer. Second floor 15 receptacles, 15 high hats. Hard wired smokes threw out as per 2017 NEC."},{"number":"EP-2023-008598","date":"2023-10-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-05","scope":"Wire and install fire alarm system complete as per APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-012902","date":"2023-10-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-27","scope":"INSTALL 2 LAVATORIES, 2 WATER CLOSETS, 1 SHOWER/TUBS, 1 KITCHEN SINK, 2 HUB DRAINS, 1 FLOOR DRAIN, 2 FLOOR TROUGHS, 2 FLOOR SINKS, I MOP SINK, 1 GREASE INTERCEPTOR, 1 THREE COMPARTMENT SINK, 1 HAND SINK, 2 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 1 AREA DRAIN AND 1 PREP SINK ACCORDING TO THE 2018 PPC AND PER PLANS."}],"storyTag":"Improved","storyDelta":1.95,"timeline":[{"y":2005,"k":"sale","p":100000},{"y":2008,"k":"sale","p":400000},{"y":2022,"k":"sale","p":295000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"201960","type":"Food Preparing and Serving","status":"Inactive","businessName":"1ST WARD REPUBLICAN CLUB","legalName":"1ST WARD REPUBLICAN CLUB","address":"2300 S WOODSTOCK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-08","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"789575","type":"Rental","status":"Inactive","businessName":"JME MANAGEMENT LLC","legalName":"JME MANAGEMENT LLC","address":"2300 S WOODSTOCK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-09-20","latestIssueDate":"2018-09-20","expirationDate":"2019-09-19","inactiveDate":"2019-11-18"},{"number":"0962932","type":"Food Caterer","status":"Active","businessName":"Susie Q 2300 LLC","legalName":"Susie Q 2300 LLC","address":"2300 S WOODSTOCK ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2024-10-08","latestIssueDate":"2026-06-11","expirationDate":"2026-10-07","inactiveDate":null}],"licenseActivity":[{"number":"0962932","type":"Food Caterer","businessName":"Susie Q 2300 LLC","legalName":"Susie Q 2300 LLC","issuedDate":"2024-10-08","latestIssueDate":"2026-06-11","closureDate":null,"expirationDate":"2026-10-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"789575","type":"Rental","businessName":"JME MANAGEMENT LLC","legalName":"JME MANAGEMENT LLC","issuedDate":"2018-09-20","latestIssueDate":"2018-09-20","closureDate":"2019-11-18","expirationDate":"2019-09-19","inactiveDate":"2019-11-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201960","type":"Food Preparing and Serving","businessName":"1ST WARD REPUBLICAN CLUB","legalName":"1ST WARD REPUBLICAN CLUB","issuedDate":"2004-04-08","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"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":"Appeal #ZP-2022-001433: Completed · Granted with conditions; related permit ZP-2022-001433.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #201960: 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":"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/"}]}