{"asOf":"2026-07-22T21:22:19.704Z","block":"6100-6199 LANSDOWNE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6100-6199-lansdowne-ave","address":"6100 LANSDOWNE AVE","parcelNumber":"871545850","source":"https://property.phila.gov/?p=871545850","ownerType":"absentee","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":"THOMAZOS KONSTANTINOS","coOwner":"THOMAZOS KATERINA","marketValue":149100,"landAssessment":29800,"improvementAssessment":119300,"livableArea":2304,"yearBuilt":1915,"lastSale":{"price":1,"date":"2012-12-17T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"68377","date":"2006-06-21","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97554676497528,"lng":-75.2419014432822,"geom":{"type":"Polygon","coordinates":[[[-75.241850599,39.975442185],[-75.241911418,39.975435341],[-75.241952229,39.975651386],[-75.241891569,39.975658314],[-75.241850599,39.975442185]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":null,"lotArea":1286,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2735 BROWN ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF A TAKE-OUT RESTAURANT ( NO SEATS ) WITHIN AN EXISTING GROCERY STORE 1ST FLOOR IN THE SAME STRUCTURE AS AN EXISTING TWO (2) FAMILY DWELLING 2ND FLOOR, NO SIGNS ON THIS APPLICATION.   (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2010-05-19","number":"11608","relatedPermit":"262034"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":147100,"taxable":57000,"land":6144,"improvement":140956,"taxableLand":6144,"taxableImprovement":50856,"exemptLand":0,"exemptImprovement":90100},{"y":2017,"v":147100,"taxable":57000,"land":6144,"improvement":140956,"taxableLand":6144,"taxableImprovement":50856,"exemptLand":0,"exemptImprovement":90100},{"y":2018,"v":89600,"taxable":57000,"land":17920,"improvement":71680,"taxableLand":17920,"taxableImprovement":39080,"exemptLand":0,"exemptImprovement":32600},{"y":2019,"v":92200,"taxable":57000,"land":18522,"improvement":73678,"taxableLand":18522,"taxableImprovement":38478,"exemptLand":0,"exemptImprovement":35200},{"y":2020,"v":93100,"taxable":57000,"land":18703,"improvement":74397,"taxableLand":18703,"taxableImprovement":38297,"exemptLand":0,"exemptImprovement":36100},{"y":2021,"v":93100,"taxable":57000,"land":18703,"improvement":74397,"taxableLand":18703,"taxableImprovement":38297,"exemptLand":0,"exemptImprovement":36100},{"y":2022,"v":93100,"taxable":57000,"land":18703,"improvement":74397,"taxableLand":18703,"taxableImprovement":38297,"exemptLand":0,"exemptImprovement":36100},{"y":2023,"v":115200,"taxable":57000,"land":23000,"improvement":92200,"taxableLand":23000,"taxableImprovement":34000,"exemptLand":0,"exemptImprovement":58200},{"y":2024,"v":115200,"taxable":57000,"land":23000,"improvement":92200,"taxableLand":23000,"taxableImprovement":34000,"exemptLand":0,"exemptImprovement":58200},{"y":2025,"v":114800,"taxable":57000,"land":22960,"improvement":91840,"taxableLand":22960,"taxableImprovement":34040,"exemptLand":0,"exemptImprovement":57800},{"y":2026,"v":114800,"taxable":57000,"land":22960,"improvement":91840,"taxableLand":22960,"taxableImprovement":34040,"exemptLand":0,"exemptImprovement":57800},{"y":2027,"v":149100,"taxable":57000,"land":29800,"improvement":119300,"taxableLand":29800,"taxableImprovement":27200,"exemptLand":0,"exemptImprovement":92100}],"taxNow":798,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"99166","date":"2007-08-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-08-27","scope":"1 WRAP AROUND AWNING SIGN"},{"number":"103789","date":"2007-09-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-24","scope":"INSTALL 4 GATES(2 FRT)(2 SIDE)"},{"number":"262034","date":"2010-05-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-19","scope":"EXISTING BREECH WALL BETWEEN 6100 & 6102 LANSDOWNE ADD THE SALE OF COFFEE, SANDWICHES AND ETC TO EXISTING GROCERY STORE WITH TWO APARTMENTS ON THE SECOND FLOOR"},{"number":"829208","date":"2017-11-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-11-02","scope":"FOR USE AS A TAKE OUT RESTAURANT NO SEATING, NO SIGNS ON THIS APPLICATION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2000,"k":"sale","p":72000},{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"Alteration"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"434517","type":"Food Preparing and Serving","status":"Inactive","businessName":"LUCIANO COLLADO (COLLADO GROCERIES)","legalName":"LUCIANO COLLADO","address":"6100 LANSDOWNE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-11-19","latestIssueDate":"2009-11-19","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"514634","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LUCIANO COLLADO (SOPRESA MINI MARKET)","legalName":"LUCIANO COLLADO","address":"6100 LANSDOWNE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-15","latestIssueDate":"2011-07-23","expirationDate":"2012-07-31","inactiveDate":"2012-06-07"},{"number":"550037","type":"Dumpster License - Private Property","status":"Active","businessName":"SURPRISE MINI MARKET INC","legalName":"SURPRISE MINI MARKET INC","address":"6100 LANSDOWNE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-12-06","latestIssueDate":"2013-08-22","expirationDate":null,"inactiveDate":null},{"number":"662073","type":"Dumpster License - Private Property","status":"Active","businessName":"SURPRISE MINI MARKET I INC","legalName":"SURPRISE MINI MARKET I INC","address":"6100 LANSDOWNE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-04-23","latestIssueDate":"2015-04-23","expirationDate":null,"inactiveDate":null},{"number":"756220","type":"Food Preparing and Serving","status":"Active","businessName":"SURPRISE MINI MARKET I INC","legalName":"SURPRISE MINI MARKET I INC","address":"6100 LANSDOWNE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-11-02","latestIssueDate":"2026-01-20","expirationDate":"2026-11-01","inactiveDate":null}],"licenseActivity":[{"number":"756220","type":"Food Preparing and Serving","businessName":"SURPRISE MINI MARKET I INC","legalName":"SURPRISE MINI MARKET I INC","issuedDate":"2017-11-02","latestIssueDate":"2026-01-20","closureDate":null,"expirationDate":"2026-11-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"662073","type":"Dumpster License - Private Property","businessName":"SURPRISE MINI MARKET I INC","legalName":"SURPRISE MINI MARKET I INC","issuedDate":"2015-04-23","latestIssueDate":"2015-04-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"550037","type":"Dumpster License - Private Property","businessName":"SURPRISE MINI MARKET INC","legalName":"SURPRISE MINI MARKET INC","issuedDate":"2011-12-06","latestIssueDate":"2013-08-22","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"514634","type":"Dumpster License - Private Property","businessName":"LUCIANO COLLADO (SOPRESA MINI MARKET)","legalName":"LUCIANO COLLADO","issuedDate":"2010-09-15","latestIssueDate":"2011-07-23","closureDate":"2012-06-07","expirationDate":"2012-07-31","inactiveDate":"2012-06-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"434517","type":"Food Preparing and Serving","businessName":"LUCIANO COLLADO (COLLADO GROCERIES)","legalName":"LUCIANO COLLADO","issuedDate":"2009-11-19","latestIssueDate":"2009-11-19","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11608: CLOSED · Granted; related permit 262034. Use permit #99166: 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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #434517: Inactive since Dec 22, 2012; Dumpster License - Private Property #514634: Inactive since Jun 7, 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":"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 and appears related-party/family-held.","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/"}]}