{"asOf":"2026-07-25T19:36:34.619Z","block":"2600-2699 S 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-11th-st","address":"2654 S 11TH ST","parcelNumber":"871557500","source":"https://property.phila.gov/?p=871557500","ownerType":"investor","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":"GALSIL 321 LIMITED LIABILITY COMPANY","coOwner":null,"marketValue":272300,"landAssessment":54460,"improvementAssessment":217840,"livableArea":1724,"yearBuilt":1925,"lastSale":{"price":670000,"date":"2021-07-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1069800","date":"2008-07-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1069799","date":"2008-07-02","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-005695","date":"2025-02-01","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005696","date":"2025-02-01","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005697","date":"2025-02-01","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005698","date":"2025-02-01","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005699","date":"2025-02-01","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-095709","date":"2025-12-09","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2025-12-09","resolution":"SVN ISSUED"}],"violationCases":[{"number":"169406","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-07-15","completedDate":"2008-09-30","violations":[{"number":"1069800","date":"2008-07-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1069799","date":"2008-07-02","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-007009","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-01-31","completedDate":null,"violations":[{"number":"VI-2025-005695","date":"2025-02-01","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005696","date":"2025-02-01","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005697","date":"2025-02-01","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005698","date":"2025-02-01","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-005699","date":"2025-02-01","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-132097","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-12-09","completedDate":null,"violations":[{"number":"VI-2025-095709","date":"2025-12-09","code":"A-504.7","title":"STOP WORK ORDER VIOLATED","status":"SVN ISSUED","resolutionDate":"2025-12-09","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"56245","date":"2005-09-22","type":"BC INSP","status":"CLOSED"},{"caseNumber":"169406","date":"2008-07-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"169406","date":"2008-08-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"169406","date":"2008-09-30","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-007009","date":"2025-02-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007009","date":"2025-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007009","date":"2025-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-007009","date":"2025-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-132097","date":"2025-12-09","type":null,"status":null}],"inspYears":[{"y":2008,"fails":2,"passes":1},{"y":2025,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91633592233145,"lng":-75.16625847890214,"geom":{"type":"Polygon","coordinates":[[[-75.166153839,39.916344734],[-75.166162558,39.916300392],[-75.166362476,39.916326384],[-75.166353144,39.916371955],[-75.166153839,39.916344734]]]},"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":908,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3124 S 18TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PREPARATION AND SERVING OF COLD FOOD FOR TAKE-OUT AS PART OF AN EXISTING VARIETY STORE WITH ACCESSORY SALE OF PRE-PACKAGED FOOD ON THE FIRST FLOOR OF 2652 + 2654 S 11TH ST (EXISTING BREECH AT FIRST FLOOR LEVEL) AN EXISTING SI","status":"CLOSED","outcome":"Granted with conditions","date":"2010-05-11","number":"10856","relatedPermit":"251094"},{"type":"LIRB Violation Appeal","grounds":"LATE APPEAL\n\nSee Attached","status":"Closed","outcome":"Complete","date":"2025-10-24","number":"HA-2025-002719","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":276500,"taxable":276500,"land":13986,"improvement":262514,"taxableLand":13986,"taxableImprovement":262514,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":276500,"taxable":276500,"land":13986,"improvement":262514,"taxableLand":13986,"taxableImprovement":262514,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":184500,"taxable":184500,"land":36900,"improvement":147600,"taxableLand":36900,"taxableImprovement":147600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":190000,"taxable":190000,"land":38000,"improvement":152000,"taxableLand":38000,"taxableImprovement":152000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":191900,"taxable":191900,"land":38380,"improvement":153520,"taxableLand":38380,"taxableImprovement":153520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":191900,"taxable":191900,"land":38380,"improvement":153520,"taxableLand":38380,"taxableImprovement":153520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":191900,"taxable":191900,"land":38380,"improvement":153520,"taxableLand":38380,"taxableImprovement":153520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":268100,"taxable":268100,"land":53620,"improvement":214480,"taxableLand":53620,"taxableImprovement":214480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":268100,"taxable":268100,"land":53620,"improvement":214480,"taxableLand":53620,"taxableImprovement":214480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":249200,"taxable":249200,"land":49840,"improvement":199360,"taxableLand":49840,"taxableImprovement":199360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":249200,"taxable":249200,"land":49840,"improvement":199360,"taxableLand":49840,"taxableImprovement":199360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":272300,"taxable":272300,"land":54460,"improvement":217840,"taxableLand":54460,"taxableImprovement":217840,"exemptLand":0,"exemptImprovement":0}],"taxNow":3488,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"28361","date":"2007-02-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-02-08","scope":"RETAIL VARIETY STORE ON THE FIRST FLOOR AND FOR A TWO FAMILY DWELLING.BREECH AT FIRST FLOOR COMBINING 2652 AND 2654 S 11TH ST."},{"number":"84499","date":"2007-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-31","scope":"INSTALLING: 1 WC, 1 LAV, 1 BT, 1 KS. TIE INTO FXTS INTO EXISTING 4\" STACK"},{"number":"95581","date":"2007-08-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-10-30","scope":"REPLACE WATER PIPE FROM MAIN TO METER"},{"number":"116106","date":"2007-11-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-01","scope":"SFD 150A SERVICE, 1 NEW METER."},{"number":"251094","date":"2010-06-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-06-16","scope":"ADD PREP AND SERVE OF COLD FOOD FOR TAKE OUT SERVICE. NO SIGNS THIS APPLICATION. BREECH ON FIRST FLOOR WITH 2652 S 11TH."},{"number":"EP-2022-005828","date":"2022-08-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-08-07","scope":"INSTALL NEW 400 AMP 120/208 V / 3 PHASE SERVICE, (1) 200 AMP PANEL & FEEDER, (1) 100 AMP PANEL & FEEDER, REFEED (2) EXISTING 100 AMP PANELS ( P-1 & P-2 )."},{"number":"ZP-2025-006858","date":"2025-08-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"}],"storyTag":"Renovated & sold on","storyDelta":1.27,"timeline":[{"y":2007,"k":"permit","w":"Electrical"},{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2009,"k":"sale","p":295000},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2021,"k":"sale","p":670000},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"199246","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SOUTH PHILA VIDEO INC","legalName":"SOUTH PHILA VIDEO INC","address":"2654 S 11TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-23","latestIssueDate":"2004-05-23","expirationDate":"2005-04-30","inactiveDate":"2008-08-19"},{"number":"454402","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"ESTHER CHEN (T/A OREGON DISCOUNT MARKET)","legalName":"ESTHER CHEN","address":"2654 S 11TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-08-19","latestIssueDate":"2013-04-17","expirationDate":"2014-04-30","inactiveDate":"2014-05-21"},{"number":"575457","type":"Rental","status":"Inactive","businessName":"ESTHER CHEN (T/A OREGON DISCOUNT MARKET)","legalName":"ESTHER CHEN","address":"2654 S 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-10-10","latestIssueDate":"2013-02-20","expirationDate":"2014-02-28","inactiveDate":null},{"number":"605605","type":"Food Preparing and Serving","status":"Inactive","businessName":"LI FANG GUO (OREGON DISCOUNT)","legalName":"LI FANG GUO","address":"2654 S 11TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-09-20","latestIssueDate":"2020-06-13","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"715929","type":"Rental","status":"Inactive","businessName":"ESTHER CHEN","legalName":"ESTHER CHEN","address":"2654 S 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-10-06","latestIssueDate":"2016-10-06","expirationDate":"2017-10-05","inactiveDate":"2017-12-04"}],"licenseActivity":[{"number":"715929","type":"Rental","businessName":"ESTHER CHEN","legalName":"ESTHER CHEN","issuedDate":"2016-10-06","latestIssueDate":"2016-10-06","closureDate":"2017-12-04","expirationDate":"2017-10-05","inactiveDate":"2017-12-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"605605","type":"Food Preparing and Serving","businessName":"LI FANG GUO (OREGON DISCOUNT)","legalName":"LI FANG GUO","issuedDate":"2013-09-20","latestIssueDate":"2020-06-13","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"575457","type":"Rental","businessName":"ESTHER CHEN (T/A OREGON DISCOUNT MARKET)","legalName":"ESTHER CHEN","issuedDate":"2012-10-10","latestIssueDate":"2013-02-20","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"454402","type":"Food Establishment, Retail Permanent Location","businessName":"ESTHER CHEN (T/A OREGON DISCOUNT MARKET)","legalName":"ESTHER CHEN","issuedDate":"2008-08-19","latestIssueDate":"2013-04-17","closureDate":"2014-05-21","expirationDate":"2014-04-30","inactiveDate":"2014-05-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199246","type":"Food Establishment, Retail Permanent Location","businessName":"SOUTH PHILA VIDEO INC","legalName":"SOUTH PHILA VIDEO INC","issuedDate":"2004-05-23","latestIssueDate":"2004-05-23","closureDate":"2008-08-19","expirationDate":"2005-04-30","inactiveDate":"2008-08-19","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #28361: 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: EP-2022-005828 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Dec 9, 2025.","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 Establishment, Retail Permanent Location #199246: Inactive since Aug 19, 2008; Food Establishment, Retail Permanent Location #454402: Inactive since May 21, 2014; Food Preparing and Serving #605605: Inactive since Jun 29, 2021","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 8 historical violations across 3 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/"}]}