{"asOf":"2026-07-28T21:11:05.358Z","block":"2500-2599 EMERALD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-emerald-st","address":"2570 EMERALD ST","parcelNumber":"871540910","source":"https://property.phila.gov/?p=871540910","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":"FS CONCEPTS LLC","coOwner":null,"marketValue":160100,"landAssessment":32020,"improvementAssessment":128080,"livableArea":1497,"yearBuilt":1875,"lastSale":{"price":80000,"date":"2014-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"3746198","date":"2015-07-25","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746195","date":"2015-07-25","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746196","date":"2015-07-25","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746197","date":"2015-07-25","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-065695","date":"2025-08-26","code":"A-302.5.1","title":" APPROVED PLANS ON -SITE","status":"SVN ISSUED","resolutionDate":"2025-08-26","resolution":"SVN ISSUED"}],"violationCases":[{"number":"493777","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-07-25","completedDate":"2016-01-05","violations":[{"number":"3746198","date":"2015-07-25","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746195","date":"2015-07-25","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746196","date":"2015-07-25","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746197","date":"2015-07-25","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-091529","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-08-25","completedDate":null,"violations":[{"number":"VI-2025-065695","date":"2025-08-26","code":"A-302.5.1","title":" APPROVED PLANS ON -SITE","status":"SVN ISSUED","resolutionDate":"2025-08-26","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2015,"n":4,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"493777","date":"2015-07-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"493777","date":"2015-09-30","type":"BC INSP","status":"CLOSED"},{"caseNumber":"493777","date":"2015-10-20","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"493777","date":"2016-01-05","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"CF-2025-091529","date":"2025-08-26","type":null,"status":null}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98683244093122,"lng":-75.12580612731739,"geom":{"type":"Polygon","coordinates":[[[-75.125838899,39.986908732],[-75.125726298,39.986780623],[-75.125773356,39.98675615],[-75.125885956,39.986884257],[-75.125838899,39.986908732]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":896,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1903 INKBERRY LN, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION For the proposed uses, Prepared Food Shop with accessory service window on the first floor with Single Family Household Living above, within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2026-04-01","number":"ZP-2025-008928","relatedPermit":"ZP-2025-008928"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":172900,"taxable":172900,"land":9274,"improvement":163626,"taxableLand":9274,"taxableImprovement":163626,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":172900,"taxable":172900,"land":9274,"improvement":163626,"taxableLand":9274,"taxableImprovement":163626,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":153700,"taxable":153700,"land":30740,"improvement":122960,"taxableLand":30740,"taxableImprovement":122960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":139000,"taxable":139000,"land":27800,"improvement":111200,"taxableLand":27800,"taxableImprovement":111200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":140300,"taxable":140300,"land":28060,"improvement":112240,"taxableLand":28060,"taxableImprovement":112240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":140300,"taxable":140300,"land":28060,"improvement":112240,"taxableLand":28060,"taxableImprovement":112240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":140300,"taxable":140300,"land":28060,"improvement":112240,"taxableLand":28060,"taxableImprovement":112240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":119000,"taxable":119000,"land":23800,"improvement":95200,"taxableLand":23800,"taxableImprovement":95200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":119000,"taxable":119000,"land":23800,"improvement":95200,"taxableLand":23800,"taxableImprovement":95200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":134300,"taxable":134300,"land":26860,"improvement":107440,"taxableLand":26860,"taxableImprovement":107440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":134300,"taxable":134300,"land":26860,"improvement":107440,"taxableLand":26860,"taxableImprovement":107440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":160100,"taxable":160100,"land":32020,"improvement":128080,"taxableLand":32020,"taxableImprovement":128080,"exemptLand":0,"exemptImprovement":0}],"taxNow":1880,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"646877","date":"2016-01-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-16","scope":"REPLACE NEW FIRE ALARM DEVICES AND REPLACE PANEL IF NECESSARY PER NFPA 72(MIXED USE)"},{"number":"ZP-2025-004670","date":"2025-05-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2025-002620","date":"2025-06-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS FOR THE USE OF BUSINESS OCCUPANCY AT THE FIRST FLOOR WITH AN EXISTING SINGLE FAMILY DWELLING ABOVE FIRST FLOOR. 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. AMENDMENT APPROVED AS OF 04/06/2026: FOR THE FLOOR LAYOUT CHANGES, TO RELOCATE A DOOR AND WINDOW AT THE REAR AND FOR THE CHANGES IN CEILING FROM PREVIOUS APPROVAL."},{"number":"PP-2025-007824","date":"2025-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"1/2 bath in first floor personal office"},{"number":"EP-2025-009845","date":"2025-12-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Upgrading service to 300 amp. Which includes a ( (3) 100 amp 20 breaker space sub panels, 300 amp rated 3 gang meter socket, 35 ft of (3) #350 awg copper wire. 20ft of 2 1/2 pvc conduit. New grounding electrode system. SHOW_WINDOW RECEPTACLES, Rewire throughout for the commercial space only with recessed lights, outlets, switches, smoke/co detectors as per 2017 Nec. Also materials are included. ( commercial space only). Installing new fire alarm system with horn/strobe devices, smoke detectors, pull stations and a main fire alarm panel. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"MP-2026-000328","date":"2026-02-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."}],"storyTag":"Renovated & sold on","storyDelta":1.22,"timeline":[{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"sale","p":200000},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"436032","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GENARO DURAN (DURAN GROCERY)","legalName":"GENARO DURAN","address":"2570 EMERALD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-02-19","latestIssueDate":"2008-02-19","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"532726","type":"Dumpster License - Private Property","status":"Inactive","businessName":"EAST SITE MINI MARKET LLC","legalName":"EAST SITE MINI MARKET LLC","address":"2570 EMERALD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-05-11","latestIssueDate":"2012-03-07","expirationDate":"2012-07-31","inactiveDate":null},{"number":"654301","type":"Rental","status":"Inactive","businessName":"FS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT)","legalName":"FS CONCEPTS LLC","address":"2570 EMERALD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-02-06","latestIssueDate":"2020-05-06","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"658782","type":"Food Preparing and Serving","status":"Inactive","businessName":"LA FUERZA GROCERY II","legalName":"LA FUERZA GROCERY II","address":"2570 EMERALD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-03-24","latestIssueDate":"2015-03-24","expirationDate":"2016-04-01","inactiveDate":"2015-09-16"},{"number":"677651","type":"Food Preparing and Serving","status":"Inactive","businessName":"NELVIN GROCERY INC","legalName":"NELVIN GROCERY INC","address":"2570 EMERALD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-09-16","latestIssueDate":"2016-05-31","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"780778","type":"Food Preparing and Serving","status":"Inactive","businessName":"NELVIN GROCERY II INC","legalName":"NELVIN GROCERY II INC ","address":"2570 EMERALD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-06-20","latestIssueDate":"2020-06-22","expirationDate":"2021-06-19","inactiveDate":"2021-08-18"}],"licenseActivity":[{"number":"780778","type":"Food Preparing and Serving","businessName":"NELVIN GROCERY II INC","legalName":"NELVIN GROCERY II INC ","issuedDate":"2018-06-20","latestIssueDate":"2020-06-22","closureDate":"2021-08-18","expirationDate":"2021-06-19","inactiveDate":"2021-08-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"677651","type":"Food Preparing and Serving","businessName":"NELVIN GROCERY INC","legalName":"NELVIN GROCERY INC","issuedDate":"2015-09-16","latestIssueDate":"2016-05-31","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"658782","type":"Food Preparing and Serving","businessName":"LA FUERZA GROCERY II","legalName":"LA FUERZA GROCERY II","issuedDate":"2015-03-24","latestIssueDate":"2015-03-24","closureDate":"2015-09-16","expirationDate":"2016-04-01","inactiveDate":"2015-09-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"654301","type":"Rental","businessName":"FS CONCEPTS LLC (EUGENE GOLDSHTEYN-AGENT)","legalName":"FS CONCEPTS LLC","issuedDate":"2015-02-06","latestIssueDate":"2020-05-06","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"532726","type":"Dumpster License - Private Property","businessName":"EAST SITE MINI MARKET LLC","legalName":"EAST SITE MINI MARKET LLC","issuedDate":"2011-05-11","latestIssueDate":"2012-03-07","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"436032","type":"Food Establishment, Retail Permanent Location","businessName":"GENARO DURAN (DURAN GROCERY)","legalName":"GENARO DURAN","issuedDate":"2008-02-19","latestIssueDate":"2008-02-19","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"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-2025-008928: Completed · Granted with conditions; related permit ZP-2025-008928.","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-2025-002620 (Issued), PP-2025-007824 (Issued), EP-2025-009845 (Issued), MP-2026-000328 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Aug 26, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #436032: Inactive since Dec 22, 2012; Dumpster License - Private Property #532726: Inactive; Food Preparing and Serving #658782: Inactive since Sep 16, 2015; Food Preparing and Serving #677651: Inactive since Jun 29, 2017","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}