{"asOf":"2026-07-26T00:13:53.153Z","block":"2000-2099 S DARIEN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-darien-st","address":"2048 S DARIEN ST","parcelNumber":"871556730","source":"https://property.phila.gov/?p=871556730","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"ZHANG CHANG LAN","coOwner":null,"marketValue":356400,"landAssessment":71200,"improvementAssessment":285200,"livableArea":2256,"yearBuilt":1920,"lastSale":{"price":180000,"date":"2008-06-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1689455","date":"2010-05-19","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1689454","date":"2010-05-19","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1689453","date":"2010-05-19","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1689456","date":"2010-05-19","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"234377","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-05-07","completedDate":"2010-06-21","violations":[{"number":"1689455","date":"2010-05-19","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1689454","date":"2010-05-19","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1689453","date":"2010-05-19","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1689456","date":"2010-05-19","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":4,"worst":null}],"investigations":[{"caseNumber":"234377","date":"2010-05-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"234377","date":"2010-06-21","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923357840268565,"lng":-75.16083890593332,"geom":{"type":"Polygon","coordinates":[[[-75.160737855,39.923367412],[-75.160747041,39.923324096],[-75.160938984,39.923347774],[-75.160930814,39.923391871],[-75.160737855,39.923367412]]]},"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":880,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1634 S 11TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":237700,"taxable":237700,"land":12147,"improvement":225553,"taxableLand":12147,"taxableImprovement":225553,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":237700,"taxable":237700,"land":12147,"improvement":225553,"taxableLand":12147,"taxableImprovement":225553,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":228000,"taxable":228000,"land":45600,"improvement":182400,"taxableLand":45600,"taxableImprovement":182400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":234800,"taxable":234800,"land":46960,"improvement":187840,"taxableLand":46960,"taxableImprovement":187840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":237100,"taxable":237100,"land":47420,"improvement":189680,"taxableLand":47420,"taxableImprovement":189680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":237100,"taxable":237100,"land":47420,"improvement":189680,"taxableLand":47420,"taxableImprovement":189680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":237100,"taxable":237100,"land":47420,"improvement":189680,"taxableLand":47420,"taxableImprovement":189680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":263300,"taxable":263300,"land":52660,"improvement":210640,"taxableLand":52660,"taxableImprovement":210640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":263300,"taxable":263300,"land":52660,"improvement":210640,"taxableLand":52660,"taxableImprovement":210640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315000,"taxable":315000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":315000,"taxable":315000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":356400,"taxable":356400,"land":71200,"improvement":285200,"taxableLand":71200,"taxableImprovement":285200,"exemptLand":0,"exemptImprovement":0}],"taxNow":4409,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"590432","date":"2015-02-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"USE AS A SELF SERVICE LAUNDYMAT FIRST FLOOR"},{"number":"612201","date":"2015-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-29","scope":"INFILL EXISTING EXTERIOR WALL DOOR OPENING WITH CMU; CREATE NEW DOOR OPENING AND INSTALL PRE-CAST LINTELS (ENTRANCE TO BE FULLY ACCESSIBLE); INTERIOR ALTERATIONS INCLUDING CONCRETE PLATFORM ON GRADE, ACCESSIBLE BATHROOM, SERVICE COUNTER AND BENCH PER PLANS TO CREATE SELF-SERVICE LAUNDROMAT, C/O INCLUDED FOR CHANGE IN OCCUPANCY WITH NO CHANGE IN OCCUPANCY CLASSIFICATION. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"639927","date":"2015-09-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-22","scope":"INSTALL 1 - 1/2\" WATER DISTRIBUTION PIPE - PA1# 2015-2593474 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"639262","date":"2015-11-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"UPGRADING 200A SERVICE TO 300AMP SERVICE, INSTALL 100A SUB PANEL & 1-200 SUB PANEL, WIRE LAUNDROMAT, 13-WASHER, 7-GAS DRYER, 12-LIGHTS, 8-OUTLETS & 4-SWITCHES AS PER NEC 2008 SOUTH DISTRICT"},{"number":"656496","date":"2016-01-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-29","scope":"INTERIOR PLUMBING ALTERATIONS ON THE 1ST FLOOR TO CREATE A SELF-SERVICE LAUNDRAMAT - NOTE: SEPARATE PERMIT REQUIRED FOR FUEL GAS, 1-1/2\" BACKFLOW PREVENTION CONTAINMENT DEVICE AND 1-1/2\" WATER DISTRIBUTION PIPING - THE LINT INTERCEPTOR MUST COMPLY WITH THE MINIMUM REQUIREMENTS OF THE PHILADELPHIA WATER DEPARTMENT INDUSTRIAL WASTE UNIT - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"668455","date":"2016-02-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-05-10","scope":"INSTALLATION OF BRICK VENEER ON 1ST FLOOR EXTERIOR WALL"},{"number":"670814","date":"2016-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"INSTALL 60K BTU 92% GAS FIRE FURNACE WITH A 2.5 TON A/C TO THE EXISTING DUCT ON 1ST FL"},{"number":"676721","date":"2016-03-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"INSTALL TWO 2 TON HEAT PUMPS SYSTEMS WITH RELATED DUCT WORK,ONE SYSTEM WILL BE ON 2ND FL, ONE SYSTEM IN THE BASEMENT"}],"storyTag":"Improved","storyDelta":2,"timeline":[{"y":2008,"k":"sale","p":180000},{"y":2008,"k":"sale","p":180000},{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[{"number":"246353","type":"Rental","status":"Inactive","businessName":"RANDY TRIEU (DIAN LUU)","legalName":"RANDY TRIEU","address":"2048 S DARIEN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-01-22","latestIssueDate":"2006-03-13","expirationDate":"2007-02-28","inactiveDate":"2010-06-11"},{"number":"505256","type":"Rental","status":"Inactive","businessName":"ZHANG CHANG LAN","legalName":"ZHANG CHANG LAN","address":"2048 S DARIEN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-06-11","latestIssueDate":"2020-01-04","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"0988066","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"CHANGLAN ZHANG  (JJ LAUNDROMAT)","legalName":"CHANGLAN ZHANG ","address":"2048 S DARIEN ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-09-05","latestIssueDate":"2026-07-22","expirationDate":"2027-09-04","inactiveDate":null}],"licenseActivity":[{"number":"0988066","type":"Food Establishment, Retail Permanent Location","businessName":"CHANGLAN ZHANG  (JJ LAUNDROMAT)","legalName":"CHANGLAN ZHANG ","issuedDate":"2025-09-05","latestIssueDate":"2026-07-22","closureDate":null,"expirationDate":"2027-09-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"505256","type":"Rental","businessName":"ZHANG CHANG LAN","legalName":"ZHANG CHANG LAN","issuedDate":"2010-06-11","latestIssueDate":"2020-01-04","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"246353","type":"Rental","businessName":"RANDY TRIEU (DIAN LUU)","legalName":"RANDY TRIEU","issuedDate":"2003-01-22","latestIssueDate":"2006-03-13","closureDate":"2010-06-11","expirationDate":"2007-02-28","inactiveDate":"2010-06-11","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #590432: 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 21, 2010.","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":"1 fire/suppression-related permit 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":"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 1 case.","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/"}]}