{"asOf":"2026-07-24T23:59:55.800Z","block":"600-699 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-ritner-st","address":"647 RITNER ST","parcelNumber":"871554930","source":"https://property.phila.gov/?p=871554930","ownerType":"absentee","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":"VOUCH LY HENG","coOwner":null,"marketValue":288100,"landAssessment":57620,"improvementAssessment":230480,"livableArea":1824,"yearBuilt":1925,"lastSale":{"price":1,"date":"2024-09-19T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"56240","date":"2005-09-22","type":"BC INSP","status":"CLOSED"},{"caseNumber":"86880","date":"2006-10-24","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":39.919310800011935,"lng":-75.15883524511199,"geom":{"type":"Polygon","coordinates":[[[-75.158789944,39.919387289],[-75.158823702,39.919226595],[-75.158880436,39.919234325],[-75.158846979,39.919394768],[-75.158789944,39.919387289]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":992,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"632 W MOYAMENSING AVE, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE SIT-DOWN RESTAURANT AT FIRST FLOOR IN THE SAME BUILDING WITH ONE(1) EXISTING SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR . NO SIGN ON THIS APPLICATION.","status":"OPEN","outcome":"Granted","date":"2016-02-23","number":"26730","relatedPermit":"653986"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":224900,"taxable":203900,"land":12713,"improvement":212187,"taxableLand":12713,"taxableImprovement":191187,"exemptLand":0,"exemptImprovement":21000},{"y":2017,"v":224900,"taxable":224900,"land":12713,"improvement":212187,"taxableLand":12713,"taxableImprovement":212187,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":195200,"taxable":195200,"land":39040,"improvement":156160,"taxableLand":39040,"taxableImprovement":156160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":201000,"taxable":201000,"land":40200,"improvement":160800,"taxableLand":40200,"taxableImprovement":160800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":203000,"taxable":203000,"land":40600,"improvement":162400,"taxableLand":40600,"taxableImprovement":162400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":203000,"taxable":203000,"land":40600,"improvement":162400,"taxableLand":40600,"taxableImprovement":162400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":203000,"taxable":203000,"land":40600,"improvement":162400,"taxableLand":40600,"taxableImprovement":162400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":283700,"taxable":283700,"land":56740,"improvement":226960,"taxableLand":56740,"taxableImprovement":226960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":283700,"taxable":283700,"land":56740,"improvement":226960,"taxableLand":56740,"taxableImprovement":226960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":263800,"taxable":263800,"land":52760,"improvement":211040,"taxableLand":52760,"taxableImprovement":211040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":263800,"taxable":263800,"land":52760,"improvement":211040,"taxableLand":52760,"taxableImprovement":211040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":288100,"taxable":288100,"land":57620,"improvement":230480,"taxableLand":57620,"taxableImprovement":230480,"exemptLand":0,"exemptImprovement":0}],"taxNow":3693,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"311646","date":"2010-11-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-11","scope":"REPLACE 5\" CURB TRAP TO BASEMENT WALL"},{"number":"397041","date":"2012-04-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-18","scope":"REPLACE EXITING SHINGLES AND 5/8 SHEETING ONLY. NO STRUCTURAL WORK ON THIS PERMIT. ANY RAFTER REPLACEMENT MUST OBTAIN ADDITIONAL PERMITS. NO CONTRACTORS ON THIS JOB. OWNER TO PERFORM WORK."},{"number":"653986","date":"2016-03-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-02","scope":"FOR THE SIT-DOWN RESTAURANT AT FIRST FLOOR IN THE SAME BUILDING WITH ONE(1) EXISTING SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR . NO SIGN ON THIS APPLICATION."},{"number":"683775","date":"2016-05-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE RESTAURANT SPACE WITHIN EXISTING TWO (2) STORY ABOVE GRADE PLANE MIXED-USE BUILDING & FOR LEVEL 2 ALTERATIONS TO INCLUDE ERECTION OF EXTERIOR ACCESSIBLE RAMP, ERECTION OF PARTITION WALLS FOR TOILET ROOM SPACE & FINISH WORK; BUILDING TO BE PARTIALLY SPRINKLER @ COMMERCIAL COOKING OPERATION. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK. ALL MEANS/METHODS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO COMMENCEMENT OF EXTERIOR WORK."},{"number":"695730","date":"2016-05-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-20","scope":"INSTALLATION OF (1) HVAC UNIT IN THE FIRST FLOOR COMMERCIAL SPACE ONLY. SELF-CONTAINED UNIT WITHIN COMMERCIAL SPACE. NO PENETRATION OF FIRE RATED WALLS. MIX USE"},{"number":"694160","date":"2016-06-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"FOR THE INSTALLATION OF ONE (1) UL710 LISTED COMMERCIAL COOKING EXHAUST HOOD & ASSOCIATED EXHAUST & MAKEUP AIR FANS & ASSOCIATED DUCTWORK AT KITCHEN SPACE OF PREVIOUSLY APPROVED 1ST FLOOR RESTAURANT; SEPARATE PERMIT REQ'D FOR FIRE SUPPRESSION SYSTEM WORK. HOOD TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS & LISTING."},{"number":"705271","date":"2016-07-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"FOR THE INSTALLATION OF (1) ONE UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH NINE (9) FLOW POINTS IN ACCORDANCE WITH NFPA 17A; FIRE SUPPRESSION SYSTEM TO SERVE (1) ONE EXISTING COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM IN AN EXISTING RESTAURANT. *SEE A/P 694160 FOR HOOD PERMIT*"},{"number":"710043","date":"2016-07-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"INSTALL 3/4 BACKFLOW FLOW VALUE (COMMERCIAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"708632","date":"2016-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-15","scope":"INSTALL 16 POT LIGHTS, 8 OUTLETS AND 2 SWITCHES TO NEW USE RESTAURANT ON FIRST FLOOR AS PER 2008 NEC (SOUTH DISTRICT) NO FIRE ALARM ON THIS PERMIT"},{"number":"722742","date":"2016-09-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"STUCCO WALL"},{"number":"720544","date":"2016-10-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-31","scope":"ALTERATION: INTERIOR PLUMBING; RESTAURANT; 2-STORY MIXED-USE BUILDING;PVC PIPE MATERIAL ARE NOT PERMITED ON THIS PROJECT PER CODE SECTION P-902.5 & P-1102.3. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE, 2004."},{"number":"740242","date":"2017-01-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"(1) FIRE ALARM CONTROL PANEL, (1) ANNUNCIATOR KEYPAD, (1) KITCHEN SUPPRESSION TRIP, (1) HEAT DETECTOR, (1) STROBE ONLY (5) AUDIBLE HORN/STROBES, (3) MANUAL PULL STATIONS, (1) 120V COMBINATION SMOKE/CARBON MONOXIDE DETECTOR PER NFPA 72 (MIXED USE)SOUTH DISTRICT"}],"storyTag":"Improved","storyDelta":-0.1,"timeline":[{"y":2015,"k":"sale","p":135000},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"200625","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"RAMAN AIYGA (T/A INDO FOOD MARKET)","legalName":"RAMAN AIYGA","address":"647 RITNER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2003-03-28","latestIssueDate":"2003-03-28","expirationDate":"2004-04-30","inactiveDate":null},{"number":"262263","type":"Rental","status":"Closed","businessName":"SYNA LA","legalName":"SYNA LA","address":"647 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-01-07","latestIssueDate":"2008-02-27","expirationDate":"2009-02-28","inactiveDate":"2009-03-02"},{"number":"740733","type":"Food Preparing and Serving","status":"Inactive","businessName":"EASTSOUTH ASIAN FOOD, INC","legalName":"EASTSOUTH ASIAN FOOD, INC","address":"647 RITNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-06-03","latestIssueDate":"2018-05-10","expirationDate":"2019-06-02","inactiveDate":"2019-08-01"},{"number":"828764","type":"Food Preparing and Serving","status":"Inactive","businessName":"THONA KHOUNG (168 NOODLE SHOP)","legalName":"THONA KHOUNG","address":"647 RITNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-11-07","latestIssueDate":"2023-11-16","expirationDate":"2024-11-06","inactiveDate":"2025-01-05"}],"licenseActivity":[{"number":"828764","type":"Food Preparing and Serving","businessName":"THONA KHOUNG (168 NOODLE SHOP)","legalName":"THONA KHOUNG","issuedDate":"2019-11-07","latestIssueDate":"2023-11-16","closureDate":"2025-01-05","expirationDate":"2024-11-06","inactiveDate":"2025-01-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"740733","type":"Food Preparing and Serving","businessName":"EASTSOUTH ASIAN FOOD, INC","legalName":"EASTSOUTH ASIAN FOOD, INC","issuedDate":"2017-06-03","latestIssueDate":"2018-05-10","closureDate":"2019-08-01","expirationDate":"2019-06-02","inactiveDate":"2019-08-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"262263","type":"Rental","businessName":"SYNA LA","legalName":"SYNA LA","issuedDate":"2004-01-07","latestIssueDate":"2008-02-27","closureDate":"2009-03-02","expirationDate":"2009-02-28","inactiveDate":"2009-03-02","status":"Closed","statusLabel":"Inactive","active":false},{"number":"200625","type":"Food Establishment, Retail Permanent Location","businessName":"RAMAN AIYGA (T/A INDO FOOD MARKET)","legalName":"RAMAN AIYGA","issuedDate":"2003-03-28","latestIssueDate":"2003-03-28","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $203,000 to $283,700","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26730: OPEN · Granted; related permit 653986. Use permit #653986: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 683775 (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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 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 #200625: Inactive; Food Preparing and Serving #740733: Inactive since Aug 1, 2019; Food Preparing and Serving #828764: Inactive since Jan 5, 2025","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/"}]}