{"asOf":"2026-07-30T01:24:38.435Z","block":"2200-2299 S 12TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-s-12th-st","address":"2228 S 12TH ST","parcelNumber":"871557710","source":"https://property.phila.gov/?p=871557710","ownerType":"owner-occupied","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":"BONNER KATHERINE","coOwner":"BONNER RICHARD JUSTIN","marketValue":250500,"landAssessment":50100,"improvementAssessment":200400,"livableArea":1870,"yearBuilt":1925,"lastSale":{"price":330000,"date":"2022-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"3699287","date":"2015-09-02","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-07","underAppeal":false,"noticeUrl":null},{"number":"3699288","date":"2015-09-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-07","underAppeal":false,"noticeUrl":null},{"number":"3733353","date":"2015-09-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-06","underAppeal":false,"noticeUrl":null},{"number":"3733352","date":"2015-09-02","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-06","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":",","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-09-03","completedDate":"2015-10-07","noticeUrl":null,"violations":[{"number":"3699287","date":"2015-09-02","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-07","underAppeal":false,"noticeUrl":null},{"number":"3699288","date":"2015-09-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-07","underAppeal":false,"noticeUrl":null}]},{"number":"505501","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-10-07","completedDate":"2015-11-06","noticeUrl":null,"violations":[{"number":"3733353","date":"2015-09-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-06","underAppeal":false,"noticeUrl":null},{"number":"3733352","date":"2015-09-02","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-06","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":4,"worst":null}],"investigations":[{"caseNumber":",","date":"2015-09-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":",","date":"2015-10-07","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"505501","date":"2015-10-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"505501","date":"2015-11-06","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92182278405716,"lng":-75.16667118928625,"geom":{"type":"Polygon","coordinates":[[[-75.166560763,39.921785083],[-75.166791614,39.921814512],[-75.166780191,39.921860583],[-75.16655148,39.921831008],[-75.166560763,39.921785083]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-015863","type":"Fire Alarm Certification","inspectionDate":"2024-03-27","result":"Certified","expirationDate":"2025-03-27","buildingId":"1533537"},{"number":"BC-2025-006937","type":"Fire Alarm Certification","inspectionDate":"2025-03-05","result":"Certified","expirationDate":"2026-03-05","buildingId":"1533537"},{"number":"BC-2026-011316","type":"Fire Alarm Certification","inspectionDate":"2026-04-16","result":"Certified","expirationDate":"2027-04-16","buildingId":"1533537"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1122,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2228 S 12TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"MR. LIAN AND HIS SPOUSE WILL BE FORCED TO CLOSE THEIR SMALL FOOD MARKET, WHICH SERVES AS THE FAMILY'S SOLE SOURCE OF INCOME, IF THEY ARE UNABLE TO OBTAIN A TOBACCO RETAILER PERMIT.","status":"OPEN","outcome":"City affirmed","date":"2018-06-12","number":"32631","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"Refusal for the erection of an exterior ramp and for the legalization of a roof deck and one (1) interior off-street parking space accessory to existing single-family household living at the 2nd floor of the existing attached structure. Siz","status":"Completed","outcome":"Granted","date":"2025-01-09","number":"ZP-2023-013717","relatedPermit":"ZP-2023-013717"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":258700,"taxable":258700,"land":15488,"improvement":243212,"taxableLand":15488,"taxableImprovement":243212,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":258700,"taxable":258700,"land":15488,"improvement":243212,"taxableLand":15488,"taxableImprovement":243212,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":200200,"taxable":200200,"land":40040,"improvement":160160,"taxableLand":40040,"taxableImprovement":160160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":206200,"taxable":206200,"land":41240,"improvement":164960,"taxableLand":41240,"taxableImprovement":164960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":208200,"taxable":208200,"land":41640,"improvement":166560,"taxableLand":41640,"taxableImprovement":166560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":208200,"taxable":208200,"land":41640,"improvement":166560,"taxableLand":41640,"taxableImprovement":166560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":208200,"taxable":208200,"land":41640,"improvement":166560,"taxableLand":41640,"taxableImprovement":166560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":252700,"taxable":252700,"land":50540,"improvement":202160,"taxableLand":50540,"taxableImprovement":202160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":252700,"taxable":252700,"land":50540,"improvement":202160,"taxableLand":50540,"taxableImprovement":202160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":235000,"taxable":235000,"land":47000,"improvement":188000,"taxableLand":47000,"taxableImprovement":188000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":235000,"taxable":235000,"land":47000,"improvement":188000,"taxableLand":47000,"taxableImprovement":188000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":250500,"taxable":250500,"land":50100,"improvement":200400,"taxableLand":50100,"taxableImprovement":200400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3290,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-014375","date":"2023-01-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"ZP-2023-013717","date":"2024-12-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the legalization of a roof deck and one (1) interior off-street parking space, both accessory to existing single-family household living at the 2nd floor of the existing attached structure. Sizes and locations as shown on plans."},{"number":"CP-2024-005088","date":"2025-03-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-25","scope":"FOR INTERIOR ALTERATIONS TO THE FIRST FLOOR OF AN EXISTING STRUCTURE. WITH ERECTION OF RAMP FOR ACCESSIBILITY IMPROVEMENTS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND 2009 ICC / ANSI A117.1 STANDARD. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2025-004665","date":"2025-04-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-10","scope":"Repute existing kitchen sink and lavatory"},{"number":"EP-2025-003445","date":"2025-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-19","scope":"RELOCATE FLOOR OUTLET AND MOVE AC RECEPTACLE TO BE LOCATED NEXT TO AC. INSTALL FOUR RECEPTACLE OUTLETS. INSTALL EXTERIOR LIGHTS, EMERGENCY EXIT SIGN AND EMERGENCY LIGHTING. INSTALL LIGHTING, GFCI RECEPTACLE, WALL OCCUPANY SENSOR AND EXHAUST FAN SWITCH IN BATHROOM ACCORDING TO THE 2017 NEC."}],"storyTag":"New construction","storyDelta":0.43,"timeline":[{"y":2014,"k":"sale","p":230000},{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"appeal","w":"Appeal city affirmed"},{"y":2022,"k":"sale","p":330000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"199189","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JOSEPH A MINGIONI","legalName":"JOSEPH A MINGIONI","address":"2228 S 12TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2013-05-01","expirationDate":"2014-04-30","inactiveDate":"2014-04-19"},{"number":"489923","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSEPH A MINGIONI","legalName":"JOSEPH A MINGIONI","address":"2228 S 12TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-12-18","latestIssueDate":"2013-05-01","expirationDate":"2014-04-30","inactiveDate":"2014-04-19"},{"number":"682248","type":"Food Preparing and Serving","status":"Inactive","businessName":"RED SUN FOOD MARKET","legalName":"RED SUN FOOD MARKET","address":"2228 S 12TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-10-29","latestIssueDate":"2019-01-17","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"864005","type":"Rental","status":"Inactive","businessName":"XIN LIAN","legalName":"XIN LIAN","address":"2228 S 12TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-03-19","latestIssueDate":"2021-03-19","expirationDate":"2022-03-18","inactiveDate":"2022-05-17"}],"licenseActivity":[{"number":"864005","type":"Rental","businessName":"XIN LIAN","legalName":"XIN LIAN","issuedDate":"2021-03-19","latestIssueDate":"2021-03-19","closureDate":"2022-05-17","expirationDate":"2022-03-18","inactiveDate":"2022-05-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"682248","type":"Food Preparing and Serving","businessName":"RED SUN FOOD MARKET","legalName":"RED SUN FOOD MARKET","issuedDate":"2015-10-29","latestIssueDate":"2019-01-17","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"489923","type":"Food Preparing and Serving","businessName":"JOSEPH A MINGIONI","legalName":"JOSEPH A MINGIONI","issuedDate":"2009-12-18","latestIssueDate":"2013-05-01","closureDate":"2014-04-19","expirationDate":"2014-04-30","inactiveDate":"2014-04-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199189","type":"Food Establishment, Retail Permanent Location","businessName":"JOSEPH A MINGIONI","legalName":"JOSEPH A MINGIONI","issuedDate":"2004-05-06","latestIssueDate":"2013-05-01","closureDate":"2014-04-19","expirationDate":"2014-04-30","inactiveDate":"2014-04-19","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023, 2024, 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":"Appeal #32631: OPEN · City affirmed.","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":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 6, 2015.","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 #199189: Inactive since Apr 19, 2014; Food Preparing and Serving #489923: Inactive since Apr 19, 2014; Food Preparing and Serving #682248: Inactive since Jun 29, 2019","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 16, 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/"}]}