{"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":"1908 E PASSYUNK AVE","parcelNumber":"871559470","source":"https://property.phila.gov/?p=871559470","ownerType":"investor","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":"JRGEG LLC","coOwner":null,"marketValue":416600,"landAssessment":83300,"improvementAssessment":333300,"livableArea":1762,"yearBuilt":1915,"lastSale":{"price":525000,"date":"2026-01-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-021395","date":"2021-04-15","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSED","resolutionDate":"2023-06-26","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-044735","date":"2023-06-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-09-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-028576","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-15","completedDate":"2023-06-26","violations":[{"number":"VI-2021-021395","date":"2021-04-15","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSED","resolutionDate":"2023-06-26","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-059873","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-26","completedDate":"2023-09-12","violations":[{"number":"VI-2023-044735","date":"2023-06-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-09-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-028576","date":"2021-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-028576","date":"2022-02-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-028576","date":"2023-06-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-059873","date":"2023-06-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-059873","date":"2023-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-059873","date":"2023-09-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92638423567085,"lng":-75.16781826853735,"geom":{"type":"Polygon","coordinates":[[[-75.167924141,39.926418994],[-75.167687065,39.926386746],[-75.16772977,39.926350784],[-75.167933415,39.926378486],[-75.167924141,39.926418994]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-017347","type":"Fire Alarm Certification","inspectionDate":"2023-04-29","result":"Certified","expirationDate":"2024-04-29","buildingId":"1425000"},{"number":"BC-2024-011820","type":"Fire Alarm Certification","inspectionDate":"2024-03-25","result":"Certified","expirationDate":"2025-03-25","buildingId":"1425000"},{"number":"BC-2025-006018","type":"Fire Alarm Certification","inspectionDate":"2025-03-06","result":"Certified","expirationDate":"2026-03-06","buildingId":"1425000"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":3,"lotArea":941,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3210 SOUTH 17TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":228400,"taxable":228400,"land":20600,"improvement":207800,"taxableLand":20600,"taxableImprovement":207800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":228400,"taxable":228400,"land":20600,"improvement":207800,"taxableLand":20600,"taxableImprovement":207800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":348700,"taxable":348700,"land":69740,"improvement":278960,"taxableLand":69740,"taxableImprovement":278960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":359100,"taxable":359100,"land":71820,"improvement":287280,"taxableLand":71820,"taxableImprovement":287280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":362600,"taxable":362600,"land":72520,"improvement":290080,"taxableLand":72520,"taxableImprovement":290080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":362600,"taxable":362600,"land":72520,"improvement":290080,"taxableLand":72520,"taxableImprovement":290080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":362600,"taxable":362600,"land":72520,"improvement":290080,"taxableLand":72520,"taxableImprovement":290080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":405300,"taxable":405300,"land":81060,"improvement":324240,"taxableLand":81060,"taxableImprovement":324240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":405300,"taxable":405300,"land":81060,"improvement":324240,"taxableLand":81060,"taxableImprovement":324240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":415600,"taxable":415600,"land":83120,"improvement":332480,"taxableLand":83120,"taxableImprovement":332480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":415600,"taxable":415600,"land":83120,"improvement":332480,"taxableLand":83120,"taxableImprovement":332480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":416600,"taxable":416600,"land":83300,"improvement":333300,"taxableLand":83300,"taxableImprovement":333300,"exemptLand":0,"exemptImprovement":0}],"taxNow":5818,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"435683","date":"2012-11-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-01","scope":"CHANGE OF USE FROM CONTRACTOR OFFICE ON 1ST FLOOR TO RETAIL SALES OF ALCHOLIC BEVERAGES IN CLOSED CONTAINERS NOT BY THE GLASS."},{"number":"447861","date":"2013-01-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"REPLACE OLD WINDOWS AND DOOR(INKIND), CLEAN AND POINT BRICKS ON FRONT AND REPAIR WOOD ON 1ST FLOOR PENT(MIXED USE)"},{"number":"ZP-2023-008655","date":"2023-08-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"GM-2026-000748","date":"2026-02-03","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-03-02","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures. Interior demolition. No structural work on this permit."},{"number":"ZP-2026-001419","date":"2026-02-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an addition to the rear of an attached existing structure. Size and location as shown in plans."},{"number":"CP-2026-001700","date":"2026-04-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III INTERIOR ALTERATIONS AND THE ERECTION OF A REAR ADDITION (TWO (2) STORIES WITH MEZZANINE ABOVE EXISTING ONE (1) STORY) WITH A CHANGE IN OCCUPANCY TO VACANT COMMERCIAL SPACE (SEPARATE PERMITS REQUIRED PRIOR TO FIT-OUT AND ISSUANCE OF C.O.) AND TWO (2) DWELLING UNITS (GROUP R-3). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"FP-2026-000939","date":"2026-05-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2 1/2-INCH WILKINS 350AST BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2026-005915","date":"2026-05-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"ALTERATIONS AND ADITION TO EXISTING MIXED USE BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR FIXTURES AND PIPING LOCATE IN AND SERVING COMMMERCIAL SPACE. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS Addition: 3 lavs, 3 toilets, 2 baths, 2 kitchen sinks, 2 washing machines, & 3 HWH, etc., as per the attached plans"},{"number":"MP-2026-002441","date":"2026-05-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"PP-2026-007730","date":"2026-06-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-23","scope":"Install 1\" domestic and Replacing the existing curb trap and fresh air inlet."},{"number":"EP-2026-004013","date":"2026-06-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL MAIN SERVICE EQUIPMENT AND SUB FEEDERS FOR 2 APARTMENTS, VACANT COMMERCIAL SPACE, AND LANDLORD PANEL. WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, HARD-WIRE SMOKE ALARMS, GROUNDING SYSTEM, EMERGENCY LIGHTING, AND EXIT SIGNS. INSTALL FIRE ALARM SYSTEM, ALL WORK PER APPROVED PLANS **ELECTRICAL PERMIT REQ'D FOR FITOUT OF COMMERCIAL SPACES -A SERVICE CALC WAS NOT SUPPLIED FOR COMMERCIAL SPACES (VACANT CALC ONLY) A NEW SERVICE CALC WILL BE NEEDED FOR FUTURE USES**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2026,"k":"sale","p":525000},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"229594","type":"Rental","status":"Inactive","businessName":"RAYMOND PERFETTI","legalName":"RAYMOND PERFETTI","address":"1908 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-08-13","latestIssueDate":"2025-02-28","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"934220","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"DELICIOUS SWEETS","legalName":"DELICIOUS SWEETS","address":"1908 E PASSYUNK AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2023-09-26","latestIssueDate":"2025-09-19","expirationDate":"2026-09-25","inactiveDate":null},{"number":"0977282","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"DELICIOUS SWEETS","legalName":"DELICIOUS SWEETS","address":"1908 E PASSYUNK AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-04-27","latestIssueDate":"2025-04-27","expirationDate":"2025-04-27","inactiveDate":null}],"licenseActivity":[{"number":"0977282","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"DELICIOUS SWEETS","legalName":"DELICIOUS SWEETS","issuedDate":"2025-04-27","latestIssueDate":"2025-04-27","closureDate":"2025-04-27","expirationDate":"2025-04-27","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"934220","type":"Food Establishment, Retail Permanent Location","businessName":"DELICIOUS SWEETS","legalName":"DELICIOUS SWEETS","issuedDate":"2023-09-26","latestIssueDate":"2025-09-19","closureDate":null,"expirationDate":"2026-09-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"229594","type":"Rental","businessName":"RAYMOND PERFETTI","legalName":"RAYMOND PERFETTI","issuedDate":"2004-08-13","latestIssueDate":"2025-02-28","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"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 #435683: 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":"5 permits not marked completed: CP-2026-001700 (Issued), FP-2026-000939 (Issued), PP-2026-005915 (Issued), MP-2026-002441 (Issued), EP-2026-004013 (Issued).","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":"Fire Alarm Certification: Certified through Mar 6, 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 12, 2023.","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 Estab, Retail Non-Permanent Location (Event) #0977282: Inactive","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 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/"}]}