{"asOf":"2026-07-27T11:56:28.747Z","block":"2700-2799 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-reed-st","address":"2701 REED ST","parcelNumber":"871548660","source":"https://property.phila.gov/?p=871548660","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":"GUZMAN RAMON 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WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1203,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5921 HORROCKS ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":154400,"taxable":154400,"land":14462,"improvement":139938,"taxableLand":14462,"taxableImprovement":139938,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":154400,"taxable":154400,"land":14462,"improvement":139938,"taxableLand":14462,"taxableImprovement":139938,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":131400,"taxable":131400,"land":26280,"improvement":105120,"taxableLand":26280,"taxableImprovement":105120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":135300,"taxable":135300,"land":27060,"improvement":108240,"taxableLand":27060,"taxableImprovement":108240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":136600,"taxable":136600,"land":27320,"improvement":109280,"taxableLand":27320,"taxableImprovement":109280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":136600,"taxable":136600,"land":27320,"improvement":109280,"taxableLand":27320,"taxableImprovement":109280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":136600,"taxable":136600,"land":27320,"improvement":109280,"taxableLand":27320,"taxableImprovement":109280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":142900,"taxable":142900,"land":28580,"improvement":114320,"taxableLand":28580,"taxableImprovement":114320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":142900,"taxable":142900,"land":28580,"improvement":114320,"taxableLand":28580,"taxableImprovement":114320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":125600,"taxable":125600,"land":25120,"improvement":100480,"taxableLand":25120,"taxableImprovement":100480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":125600,"taxable":125600,"land":25120,"improvement":100480,"taxableLand":25120,"taxableImprovement":100480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":153000,"taxable":153000,"land":30600,"improvement":122400,"taxableLand":30600,"taxableImprovement":122400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1758,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"Frequently traded","storyDelta":0.32,"timeline":[{"y":2001,"k":"sale","p":19000},{"y":2003,"k":"sale","p":20000},{"y":2005,"k":"sale","p":25000},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"207554","type":"Food Preparing and Serving","status":"Inactive","businessName":"ADELSO DE JESUS (DE JESUS GROCERY)","legalName":"ADELSO DE JESUS","address":"2701 REED ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-22","latestIssueDate":"2007-10-24","expirationDate":"2008-04-30","inactiveDate":"2009-03-27"},{"number":"305326","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"ADELSO DE JESUS","legalName":"ADELSO DE JESUS","address":"2701 REED ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2005-02-05","latestIssueDate":"2008-03-05","expirationDate":"2009-03-31","inactiveDate":"2011-12-14"},{"number":"469597","type":"Food Preparing and Serving","status":"Inactive","businessName":"RONILL REYES (A&R GROCERY)","legalName":"RONILL REYES","address":"2701 REED ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-03-27","latestIssueDate":"2009-03-27","expirationDate":"2011-04-30","inactiveDate":"2011-06-02"},{"number":"464907","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"RONILL REYES (A&R GROCERY)","legalName":"RONILL REYES","address":"2701 REED ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2009-04-15","latestIssueDate":"2011-03-29","expirationDate":"2012-03-31","inactiveDate":"2012-08-02"},{"number":"534967","type":"Food Preparing and Serving","status":"Active","businessName":"REED FOOD MARKET INC (PATRICIA F HERNANDEZ)","legalName":"REED FOOD MARKET INC","address":"2701 REED ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-06-02","latestIssueDate":"2026-04-15","expirationDate":"2027-04-30","inactiveDate":null},{"number":"570363","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"REED FOOD MARKET INC (PATRICIA F HERNANDEZ)","legalName":"REED FOOD MARKET INC","address":"2701 REED ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2012-08-24","latestIssueDate":"2025-03-11","expirationDate":"2026-03-31","inactiveDate":"2026-05-30"}],"licenseActivity":[{"number":"570363","type":"Dumpster License - Public ROW","businessName":"REED FOOD MARKET INC (PATRICIA F HERNANDEZ)","legalName":"REED FOOD MARKET INC","issuedDate":"2012-08-24","latestIssueDate":"2025-03-11","closureDate":"2026-05-30","expirationDate":"2026-03-31","inactiveDate":"2026-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"534967","type":"Food Preparing and Serving","businessName":"REED FOOD MARKET INC (PATRICIA F HERNANDEZ)","legalName":"REED FOOD MARKET INC","issuedDate":"2011-06-02","latestIssueDate":"2026-04-15","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"464907","type":"Dumpster License - Public ROW","businessName":"RONILL REYES (A&R GROCERY)","legalName":"RONILL REYES","issuedDate":"2009-04-15","latestIssueDate":"2011-03-29","closureDate":"2012-08-02","expirationDate":"2012-03-31","inactiveDate":"2012-08-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"469597","type":"Food Preparing and Serving","businessName":"RONILL REYES (A&R GROCERY)","legalName":"RONILL REYES","issuedDate":"2009-03-27","latestIssueDate":"2009-03-27","closureDate":"2011-06-02","expirationDate":"2011-04-30","inactiveDate":"2011-06-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"305326","type":"Dumpster License - Public ROW","businessName":"ADELSO DE JESUS","legalName":"ADELSO DE JESUS","issuedDate":"2005-02-05","latestIssueDate":"2008-03-05","closureDate":"2011-12-14","expirationDate":"2009-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207554","type":"Food Preparing and Serving","businessName":"ADELSO DE JESUS (DE JESUS GROCERY)","legalName":"ADELSO DE JESUS","issuedDate":"2004-06-22","latestIssueDate":"2007-10-24","closureDate":"2009-03-27","expirationDate":"2008-04-30","inactiveDate":"2009-03-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"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":"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":"6 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 28, 2022.","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 #207554: Inactive since Mar 27, 2009; Dumpster License - Public ROW #305326: Inactive since Dec 14, 2011; Food Preparing and Serving #469597: Inactive since Jun 2, 2011; Dumpster License - Public ROW #464907: Inactive since Aug 2, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 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/"}]}