{"asOf":"2026-07-28T11:05:17.564Z","block":"2300-2399 S 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-s-7th-st","address":"2312 S 7TH ST","parcelNumber":"871556050","source":"https://property.phila.gov/?p=871556050","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"ESPINOSA ARENAS 2312 14 LLC","coOwner":null,"marketValue":284800,"landAssessment":56900,"improvementAssessment":227900,"livableArea":1938,"yearBuilt":1920,"lastSale":{"price":230000,"date":"2022-05-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"1627083","date":"2010-03-24","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1627085","date":"2010-03-24","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1627084","date":"2010-03-24","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1627086","date":"2010-03-24","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2919508","date":"2013-05-29","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"229533","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-24","completedDate":"2010-06-02","violations":[{"number":"1627083","date":"2010-03-24","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1627085","date":"2010-03-24","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1627084","date":"2010-03-24","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1627086","date":"2010-03-24","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"383360","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-05-30","completedDate":null,"violations":[{"number":"2919508","date":"2013-05-29","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":4,"worst":null},{"y":2013,"n":1,"worst":null}],"investigations":[{"caseNumber":"229533","date":"2010-03-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"229533","date":"2010-06-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"383360","date":"2013-05-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"383360","date":"2013-07-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"383360","date":"2013-08-30","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2013,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.920075344677464,"lng":-75.15900165608515,"geom":{"type":"Polygon","coordinates":[[[-75.158892308,39.920079565],[-75.158901231,39.920041546],[-75.159111003,39.920070709],[-75.159101827,39.920108753],[-75.158892308,39.920079565]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-006266","type":"Special Hazards Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1534241"},{"number":"BC-2024-015197","type":"Special Hazards Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1534241"},{"number":"BC-2024-015199","type":"Fire Alarm Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1534241"},{"number":"BC-2024-006265","type":"Fire Alarm Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1534241"},{"number":"BC-2025-005762","type":"Special Hazards Certification","inspectionDate":"2025-03-05","result":"Certified","expirationDate":"2026-03-05","buildingId":"1534241"},{"number":"BC-2025-005764","type":"Fire Alarm Certification","inspectionDate":"2025-03-05","result":"Certified","expirationDate":"2026-03-05","buildingId":"1534241"},{"number":"BC-2026-006634","type":"Fire Alarm Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"1534241"},{"number":"BC-2026-006635","type":"Special Hazards Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"1534241"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":854,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2312 S 7TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF A RETAIL GROCERY STORE WITH TAKE-OUT OF HOT & COLD FOODS (NO SEATING, SALES OF MALT BEVERAGES, NO TAKE-OUT WINDOW) 1ST FLOOR IN THE SAME BUILDING AS AN EXISTING SINGLE FAMILY DWELLING 2ND FLOOR, NO SIGNS ON THIS A","status":"CLOSED","outcome":"Granted with conditions","date":"2012-07-24","number":"17758","relatedPermit":"396612"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":213300,"taxable":213300,"land":10944,"improvement":202356,"taxableLand":10944,"taxableImprovement":202356,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":213300,"taxable":213300,"land":10944,"improvement":202356,"taxableLand":10944,"taxableImprovement":202356,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":160300,"taxable":160300,"land":32060,"improvement":128240,"taxableLand":32060,"taxableImprovement":128240,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":165100,"taxable":165100,"land":33020,"improvement":132080,"taxableLand":33020,"taxableImprovement":132080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":166700,"taxable":166700,"land":33340,"improvement":133360,"taxableLand":33340,"taxableImprovement":133360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":166700,"taxable":166700,"land":33340,"improvement":133360,"taxableLand":33340,"taxableImprovement":133360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":166700,"taxable":166700,"land":33340,"improvement":133360,"taxableLand":33340,"taxableImprovement":133360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":259800,"taxable":259800,"land":51960,"improvement":207840,"taxableLand":51960,"taxableImprovement":207840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":259800,"taxable":259800,"land":51960,"improvement":207840,"taxableLand":51960,"taxableImprovement":207840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":251200,"taxable":251200,"land":50240,"improvement":200960,"taxableLand":50240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":251200,"taxable":251200,"land":50240,"improvement":200960,"taxableLand":50240,"taxableImprovement":200960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":284800,"taxable":284800,"land":56900,"improvement":227900,"taxableLand":56900,"taxableImprovement":227900,"exemptLand":0,"exemptImprovement":0}],"taxNow":3516,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"389708","date":"2012-03-16","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-03-16","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS AT 02312 S. 07TH ST. (OPA #393185600) & 02314 S. 07TH ST. (OPA #393185700). SIZE & LOCATION AS SHOWN IN APPLICATION. EXISTING STRUCTURE TO REMAIN & BREACH OF WALL AT FIRST & SECOND FLOORS ESTABLISHED WITHIN ZONING PERMIT #409214 DATED 05/19/95 TO BE MAINTAINED."},{"number":"396612","date":"2012-10-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-10-16","scope":"1ST FLOOR USE TO GORCERY STORE"},{"number":"435973","date":"2012-12-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-05","scope":"INSTALLATION OF TYPE I COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED DUCT WORK, MAKEUP AIR FAN AND EXHAUST FAN PER PLANS. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION SYSTEM."},{"number":"438737","date":"2013-08-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-12-05","scope":"INSTALL COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM"},{"number":"CP-2023-005432","date":"2024-03-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-09","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE. ALTERATIONS TO INCLUDE THE ERECTION OF A STAIRWAY INTO THE UNOCCUPIED BASEMENT LEVEL, THE REPLACEMENT OF FLOOR JOISTS AT THE REAR, THE REPLACEMENT OF THE BASEMENT SLAB AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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."},{"number":"PP-2026-006695","date":"2026-05-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-29","scope":"Replace curb trap, fresh air inlet in 5\" Cast iron and replace house drain in 4\" Cast iron"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"sale","p":230000},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"496622","type":"Rental","status":"Closed","businessName":"LUONG VINH TRIEU PHIA &","legalName":"LUONG VINH TRIEU PHIA &","address":"2312 S 7TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2010-03-24","latestIssueDate":"2017-03-19","expirationDate":"2018-02-28","inactiveDate":null},{"number":"633527","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"JOAQUIN SALAZAR ESPINOSA (WENDY'S GROCERY & DELI)","legalName":"JOAQUIN SALAZAR ESPINOSA","address":"2312 S 7TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2014-08-01","latestIssueDate":"2018-09-14","expirationDate":"2019-03-31","inactiveDate":"2019-05-30"},{"number":"649770","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOAQUIN SALAZAR ESPINOSA (WENDY'S GROCERY & DELI)","legalName":"JOAQUIN SALAZAR ESPINOSA","address":"2312 S 7TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-12-12","latestIssueDate":"2018-09-14","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"820625","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","legalName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","address":"2312 S 7TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2019-08-11","latestIssueDate":"2021-09-15","expirationDate":"2022-08-10","inactiveDate":"2022-10-09"},{"number":"820626","type":"Food Preparing and Serving","status":"Active","businessName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","legalName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","address":"2312 S 7TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-08-11","latestIssueDate":"2025-10-30","expirationDate":"2026-08-10","inactiveDate":null}],"licenseActivity":[{"number":"820625","type":"Food Establishment, Retail Permanent Location","businessName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","legalName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","issuedDate":"2019-08-11","latestIssueDate":"2021-09-15","closureDate":"2022-10-09","expirationDate":"2022-08-10","inactiveDate":"2022-10-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"820626","type":"Food Preparing and Serving","businessName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","legalName":"WENDY'S GROCERY AND DELI ENTERPRISES INC","issuedDate":"2019-08-11","latestIssueDate":"2025-10-30","closureDate":null,"expirationDate":"2026-08-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"649770","type":"Food Preparing and Serving","businessName":"JOAQUIN SALAZAR ESPINOSA (WENDY'S GROCERY & DELI)","legalName":"JOAQUIN SALAZAR ESPINOSA","issuedDate":"2014-12-12","latestIssueDate":"2018-09-14","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"633527","type":"Dumpster License - Public ROW","businessName":"JOAQUIN SALAZAR ESPINOSA (WENDY'S GROCERY & DELI)","legalName":"JOAQUIN SALAZAR ESPINOSA","issuedDate":"2014-08-01","latestIssueDate":"2018-09-14","closureDate":"2019-05-30","expirationDate":"2019-03-31","inactiveDate":"2019-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"496622","type":"Rental","businessName":"LUONG VINH TRIEU PHIA &","legalName":"LUONG VINH TRIEU PHIA &","issuedDate":"2010-03-24","latestIssueDate":"2017-03-19","closureDate":"2018-02-28","expirationDate":"2018-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17758: CLOSED · Granted with conditions; related permit 396612. Use permit #396612: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was CLOSED on Aug 30, 2013.","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":"Dumpster License - Public ROW #633527: Inactive since May 30, 2019; Food Preparing and Serving #649770: Inactive since Jun 29, 2019; Food Establishment, Retail Permanent Location #820625: Inactive since Oct 9, 2022","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Mar 10, 2027; Fire Alarm Certification: Certified through Mar 10, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}