{"asOf":"2026-07-23T22:07:24.256Z","block":"1900-1999 E PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-e-passyunk-ave","address":"1935 E PASSYUNK AVE","parcelNumber":"871558970","source":"https://property.phila.gov/?p=871558970","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":"DEROSA ROSALIA ANNA","coOwner":"MINGRINO JOSEPH ANTHONY","marketValue":166600,"landAssessment":33300,"improvementAssessment":133300,"livableArea":775,"yearBuilt":1915,"lastSale":{"price":1,"date":"2017-04-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-090356","date":"2025-11-18","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"CLOSED","resolutionDate":"2026-06-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-090357","date":"2025-11-18","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"COMPLIED","resolutionDate":"2026-02-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-125476","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-18","completedDate":"2026-06-18","violations":[{"number":"VI-2025-090356","date":"2025-11-18","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"CLOSED","resolutionDate":"2026-06-18","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2025-125623","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-18","completedDate":"2026-02-12","violations":[{"number":"VI-2025-090357","date":"2025-11-18","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"COMPLIED","resolutionDate":"2026-02-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2025-125623","date":"2025-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125476","date":"2025-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125476","date":"2025-11-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125623","date":"2026-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125476","date":"2026-01-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125623","date":"2026-02-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-125476","date":"2026-06-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":2}],"taxOwed":25134.98,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":25134.98,"principalDue":16775.82,"penaltyDue":1156.79,"interestDue":4643.09,"otherChargesDue":2559.28,"yearsOwed":9,"oldestYearOwed":2012,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-06-07","assessmentYear":2022,"totalAssessment":177300,"taxableAssessment":177300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2481.85,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.925906597765554,"lng":-75.16795553957074,"geom":{"type":"Polygon","coordinates":[[[-75.167968225,39.925943607],[-75.167879201,39.925880751],[-75.168015104,39.925895643],[-75.167968225,39.925943607]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-033584","type":"Special Hazards Certification","inspectionDate":"2024-12-23","result":"Certified","expirationDate":"2025-12-23","buildingId":"1502414"},{"number":"BC-2025-027753","type":"Fire Alarm Certification","inspectionDate":"2025-10-22","result":"Certified","expirationDate":"2026-10-22","buildingId":"1502414"},{"number":"BC-2025-027856","type":"Fire Alarm Certification","inspectionDate":"2025-10-23","result":"Certified","expirationDate":"2026-10-23","buildingId":"1502414"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":390,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1331 MORRIS ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":23.57,"principal":0,"interest":0,"penalty":0},{"year":2012,"total":98.98,"principal":0,"interest":0,"penalty":0},{"year":2013,"total":472.21,"principal":0,"interest":213.1,"penalty":125.85},{"year":2015,"total":198.96,"principal":0,"interest":0,"penalty":0},{"year":2016,"total":3338.08,"principal":2987.73,"interest":44.82,"penalty":29.88}],"taxNet":4131.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":185600,"taxable":185600,"land":5625,"improvement":179975,"taxableLand":5625,"taxableImprovement":179975,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":185600,"taxable":185600,"land":5625,"improvement":179975,"taxableLand":5625,"taxableImprovement":179975,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":170500,"taxable":170500,"land":34100,"improvement":136400,"taxableLand":34100,"taxableImprovement":136400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":175600,"taxable":175600,"land":35120,"improvement":140480,"taxableLand":35120,"taxableImprovement":140480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":177300,"taxable":177300,"land":35460,"improvement":141840,"taxableLand":35460,"taxableImprovement":141840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":177300,"taxable":177300,"land":35460,"improvement":141840,"taxableLand":35460,"taxableImprovement":141840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":177300,"taxable":177300,"land":35460,"improvement":141840,"taxableLand":35460,"taxableImprovement":141840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":162100,"taxable":162100,"land":32420,"improvement":129680,"taxableLand":32420,"taxableImprovement":129680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":162100,"taxable":162100,"land":32420,"improvement":129680,"taxableLand":32420,"taxableImprovement":129680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":166100,"taxable":166100,"land":33220,"improvement":132880,"taxableLand":33220,"taxableImprovement":132880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":166100,"taxable":166100,"land":33220,"improvement":132880,"taxableLand":33220,"taxableImprovement":132880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":166600,"taxable":166600,"land":33300,"improvement":133300,"taxableLand":33300,"taxableImprovement":133300,"exemptLand":0,"exemptImprovement":0}],"taxNow":2325,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-000819","date":"2023-01-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"GM-2023-008374","date":"2023-09-15","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-12-09","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2024-013104","date":"2024-11-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-19","scope":"Replace curb trap & fai"},{"number":"ZP-2025-008788","date":"2025-09-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Convenience Sales"},{"number":"AP-2025-007052","date":"2025-10-07","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-10-28","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A RETAIL SALES - CONVENIENCE SALES ON THE GROUND FLOOR OF AN EXISTING STRUCTURE. NO ALTERATIONS APPROVED ON THIS PERMIT. THE BUILDING SHALL COMPLY WITH THE PHILADELPHIA PROPERTY MAINTENANCE AND FIRE CODES PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALTERATIONS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$25,135 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: GM-2023-008374 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Dec 23, 2025; Fire Alarm Certification: Certified through Oct 23, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$25,134.98 was recorded in the City’s 2022-06 delinquency snapshot for 2012–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 18, 2026.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 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/"}],"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/"}]}