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Variance","grounds":"(PERMIT) LEGALIZATION OF ONE (1) EXISTING INTERNALLY ILLUMINATED PROJECTING CABINET SIGN. SIZE AND LOCATION PER PLANS.","status":"Completed","outcome":"Granted","date":"2023-05-09","number":"ZP-2022-008072","relatedPermit":"ZP-2022-008072"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":303500,"taxable":303500,"land":23004,"improvement":280496,"taxableLand":23004,"taxableImprovement":280496,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":303500,"taxable":303500,"land":23004,"improvement":280496,"taxableLand":23004,"taxableImprovement":280496,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":242100,"taxable":242100,"land":48420,"improvement":193680,"taxableLand":48420,"taxableImprovement":193680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":419300,"taxable":419300,"land":83860,"improvement":335440,"taxableLand":83860,"taxableImprovement":335440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":423400,"taxable":423400,"land":84680,"improvement":338720,"taxableLand":84680,"taxableImprovement":338720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":423400,"taxable":423400,"land":84680,"improvement":338720,"taxableLand":84680,"taxableImprovement":338720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":423400,"taxable":423400,"land":84680,"improvement":338720,"taxableLand":84680,"taxableImprovement":338720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":451600,"taxable":451600,"land":90320,"improvement":361280,"taxableLand":90320,"taxableImprovement":361280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":451600,"taxable":451600,"land":90320,"improvement":361280,"taxableLand":90320,"taxableImprovement":361280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":485000,"taxable":485000,"land":97000,"improvement":388000,"taxableLand":97000,"taxableImprovement":388000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":485000,"taxable":485000,"land":97000,"improvement":388000,"taxableLand":97000,"taxableImprovement":388000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":486300,"taxable":486300,"land":97200,"improvement":389100,"taxableLand":97200,"taxableImprovement":389100,"exemptLand":0,"exemptImprovement":0}],"taxNow":6789,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"263582","date":"2010-04-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-06-17","scope":"FOR THE ACTIVITY OF UNDERPINNING THE EXISTING FOUNDATION SYSTEM AS SHOWN ON THE P.E. SEALED PLANS. THE DESIGN AND INSTALLATION METHOD SHALL BE CONSISTANT WITH GENERAL ENGINEERING PRACTICES. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS."},{"number":"277843","date":"2010-05-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-09","scope":"REPLACE 9 OUTLETS, REPLACE 6 RECESS LIGHTS OFF EXISTING CIRCUIT AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"283096","date":"2010-06-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF DRYWALL, INTERIOR FLOORING AND CABINETRY,6 REPLACEMENT WINDOWS, INTERIOR DOORS AND FINISHES, APARTMENT ENTRY DOOR TO BE 1 HR FIRE RATED"},{"number":"285732","date":"2010-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-18","scope":"INSTALL 1 HEATER IN BASEMENT FOR 1ST FLOOR VACANT COMMERCIAL PROPERTY, PLUS A/C (SEE SEPARATE DUCTWORK PERMIT #285735)"},{"number":"285735","date":"2010-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-28","scope":"INSTALL DUCTWORK FOR 1ST FLOOR VACANT COMM. PROPERTY (SEE SEPARATE HEATER/AC PERMIT #285732)"},{"number":"291873","date":"2010-07-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-28","scope":"INTERIOR ALTERATIONS TO INCLUDE INSTALLATION OF DRYWALL AND FINISH BASEMENT.NO NEW PARTITIONS AS PART OF THIS PERMIT."},{"number":"300084","date":"2010-09-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-08","scope":"USE SPACE FOR A CAFE."},{"number":"623554","date":"2015-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-29","scope":"INSTALLING HOUSE TRAP, HOUSE DRAIN. FRESH AIR INLET"},{"number":"880827","date":"2018-07-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-27","scope":"FOR THE INSTALLATION OF ONE (1) KITCHEN HOOD (9'-0\" LONG), WITH ONE (1) EXHAUST FAN AND ONE (1) MAKEUP AIR FAN, ALL WITHIN PROPERTY LINES, AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR KITCHEN HOOD FIRE SUPPRESSION SYSTEM."},{"number":"901978","date":"2018-08-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-02-27","scope":"EZ STANDARS KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"ZP-2022-008072","date":"2023-04-12","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"LEGALIZATION OF ONE (1) EXISTING INTERNALLY ILLUMINATED PROJECTING CABINET SIGN. SIZE AND LOCATION PER PLANS."},{"number":"EP-2022-008620","date":"2023-06-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-01-02","scope":"INSTALL FIRE ALARM SYSTEM AS PER PLANS AS PER 2016 NFPA 72"}],"storyTag":"Improved","storyDelta":2.02,"timeline":[{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"244700","type":"Rental","status":"Inactive","businessName":"MUNA HILAL (C/O MAHMOUD HILAL)","legalName":"MUNA HILAL","address":"1941 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-08-30","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"520182","type":"Food Preparing and Serving","status":"Inactive","businessName":"NEVILA BRAMI (ADRIATIC STORM)","legalName":"NEVILA BRAMI","address":"1941 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-11-24","latestIssueDate":"2011-04-30","expirationDate":"2012-04-30","inactiveDate":"2012-03-12"},{"number":"557382","type":"Food Preparing and Serving","status":"Inactive","businessName":"GREEN OLIVES CAFE COMPANY","legalName":"GREEN OLIVES CAFE COMPANY","address":"1941 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-03-12","latestIssueDate":"2016-03-20","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"686905","type":"Rental","status":"Inactive","businessName":"DHIMITRAQ XHOXHI","legalName":"DHIMITRAQ XHOXHI","address":"1941 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-12-21","latestIssueDate":"2019-05-23","expirationDate":"2019-12-31","inactiveDate":"2020-02-29"},{"number":"860356","type":"Food Preparing and Serving","status":"Closed","businessName":"Mediterranio Pizza INC","legalName":"Mediterranio Pizza INC","address":"1941 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-01-29","latestIssueDate":"2021-01-29","expirationDate":"2022-01-28","inactiveDate":null},{"number":"874405","type":"Dumpster License - Private Property","status":"Active","businessName":"FEAR FOODS CO (Juana Tamale)","legalName":"FEAR FOODS CO","address":"1941 E PASSYUNK AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2021-08-03","latestIssueDate":"2021-08-03","expirationDate":null,"inactiveDate":null},{"number":"881845","type":"Food Preparing and Serving","status":"Active","businessName":"FEAR FOODS CO (Juana Tamale)","legalName":"FEAR FOODS CO","address":"1941 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-11-21","latestIssueDate":"2025-11-07","expirationDate":"2026-11-20","inactiveDate":null}],"licenseActivity":[{"number":"881845","type":"Food Preparing and Serving","businessName":"FEAR FOODS CO (Juana Tamale)","legalName":"FEAR FOODS CO","issuedDate":"2021-11-21","latestIssueDate":"2025-11-07","closureDate":null,"expirationDate":"2026-11-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"874405","type":"Dumpster License - Private Property","businessName":"FEAR FOODS CO (Juana Tamale)","legalName":"FEAR FOODS CO","issuedDate":"2021-08-03","latestIssueDate":"2021-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"860356","type":"Food Preparing and Serving","businessName":"Mediterranio Pizza INC","legalName":"Mediterranio Pizza INC","issuedDate":"2021-01-29","latestIssueDate":"2021-01-29","closureDate":"2022-01-28","expirationDate":"2022-01-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"686905","type":"Rental","businessName":"DHIMITRAQ XHOXHI","legalName":"DHIMITRAQ XHOXHI","issuedDate":"2015-12-21","latestIssueDate":"2019-05-23","closureDate":"2020-02-29","expirationDate":"2019-12-31","inactiveDate":"2020-02-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"557382","type":"Food Preparing and Serving","businessName":"GREEN OLIVES CAFE COMPANY","legalName":"GREEN OLIVES CAFE COMPANY","issuedDate":"2012-03-12","latestIssueDate":"2016-03-20","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"520182","type":"Food Preparing and Serving","businessName":"NEVILA BRAMI (ADRIATIC STORM)","legalName":"NEVILA BRAMI","issuedDate":"2010-11-24","latestIssueDate":"2011-04-30","closureDate":"2012-03-12","expirationDate":"2012-04-30","inactiveDate":"2012-03-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"244700","type":"Rental","businessName":"MUNA HILAL (C/O MAHMOUD HILAL)","legalName":"MUNA HILAL","issuedDate":"2004-08-30","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["11 open L&I violations","failed L&I inspection activity in 2021, 2022, 2026"],"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":["2 permit events since 2023","1 zoning/board appeal 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":"Use permit #300084: 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":"2 permits not marked completed: 283096 (EXPIRED), EP-2022-008620 (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":"violations","level":"attention","title":"11 open L&I violations","finding":"13 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jun 9, 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":"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":"7 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 16, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #520182: Inactive since Mar 12, 2012; Food Preparing and Serving #557382: Inactive since Jun 29, 2017; Food Preparing and Serving #860356: Closed","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":"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/"}],"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/"}]}