{"asOf":"2026-07-28T18:41:24.960Z","block":"2400-2499 S 61ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-s-61st-st","address":"2401 S 61ST ST","parcelNumber":"871561080","source":"https://property.phila.gov/?p=871561080","ownerType":"absentee","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":"SANON MIRIAM","coOwner":"SANON ALY MOHAMED","marketValue":115800,"landAssessment":23160,"improvementAssessment":92640,"livableArea":1467,"yearBuilt":1925,"lastSale":{"price":105000,"date":"2006-05-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-042883","date":"2024-05-29","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-042884","date":"2024-05-29","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-042885","date":"2024-05-29","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088681","date":"2024-10-28","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088675","date":"2024-10-28","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088673","date":"2024-10-28","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088672","date":"2024-10-28","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088676","date":"2024-10-28","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-052597","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2024-05-29","completedDate":null,"violations":[{"number":"VI-2024-042883","date":"2024-05-29","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-042884","date":"2024-05-29","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-042885","date":"2024-05-29","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-115622","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"IN VIOLATION - COURT","createdDate":"2024-10-29","completedDate":null,"violations":[{"number":"VI-2024-088681","date":"2024-10-28","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088675","date":"2024-10-28","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088673","date":"2024-10-28","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088672","date":"2024-10-28","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088676","date":"2024-10-28","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":8,"worst":null}],"investigations":[{"caseNumber":"CF-2024-052597","date":"2024-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052597","date":"2024-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115622","date":"2024-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052597","date":"2024-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115622","date":"2024-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115622","date":"2025-01-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052597","date":"2025-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052597","date":"2025-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115622","date":"2025-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-052597","date":"2025-05-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":5,"passes":0},{"y":2025,"fails":5,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92727374521108,"lng":-75.22593648528097,"geom":{"type":"Polygon","coordinates":[[[-75.22581799,39.92732851],[-75.226018416,39.927187686],[-75.226055053,39.927218216],[-75.225855239,39.927360054],[-75.22581799,39.92732851]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-033679","type":"Fire Alarm Certification","inspectionDate":"2024-12-19","result":"Certified","expirationDate":"2025-12-19","buildingId":"1450520"},{"number":"BC-2025-019980","type":"Fire Alarm Certification","inspectionDate":"2025-07-24","result":"Certified","expirationDate":"2026-07-24","buildingId":"1450520"},{"number":"BC-2025-019933","type":"Special Hazards Certification","inspectionDate":"2025-07-24","result":"Certified","expirationDate":"2026-07-24","buildingId":"1450520"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":null,"lotArea":1125,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2424 S 75TH ST, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR RETAIL DRY GOODS/GROCERY STORE WITH ACCESSORY PREPARATION AND SERVING OF FOOD FOR TAKE OUT (FOOD, BEVERAGES AND GROCERIES) ON 1ST FLOOR AND SINGLE FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"Closed","outcome":"Withdrawn","date":"2025-11-05","number":"36493","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT for the establishment of a Unity of Use to create 1 parcel for zoning purposes to be recorded as part of the reciprocal easement recorded against the property to bind current and future owners of the contiguous 2 parcels ( 2401 s 61s","status":"Completed","outcome":"Granted with conditions","date":"2021-02-26","number":"ZP-2020-004920","relatedPermit":"ZP-2020-004920"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE EATING AND DRINKING ESTABLISHMENT - TAKE-OUT RESTAURANT IN AN  EXISTING ATTACHED BUILDING.","status":"Completed","outcome":"Granted with conditions","date":"2025-05-24","number":"ZP-2025-000046","relatedPermit":"ZP-2025-000046"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":103800,"taxable":103800,"land":4866,"improvement":98934,"taxableLand":4866,"taxableImprovement":98934,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":103800,"taxable":103800,"land":4866,"improvement":98934,"taxableLand":4866,"taxableImprovement":98934,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":95100,"taxable":95100,"land":19020,"improvement":76080,"taxableLand":19020,"taxableImprovement":76080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":97900,"taxable":97900,"land":19559,"improvement":78341,"taxableLand":19559,"taxableImprovement":78341,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":98800,"taxable":98800,"land":19739,"improvement":79061,"taxableLand":19739,"taxableImprovement":79061,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":98800,"taxable":98800,"land":19739,"improvement":79061,"taxableLand":19739,"taxableImprovement":79061,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":98800,"taxable":98800,"land":19739,"improvement":79061,"taxableLand":19739,"taxableImprovement":79061,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":82100,"taxable":82100,"land":16400,"improvement":65700,"taxableLand":16400,"taxableImprovement":65700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":82100,"taxable":82100,"land":16400,"improvement":65700,"taxableLand":16400,"taxableImprovement":65700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":95000,"taxable":95000,"land":19000,"improvement":76000,"taxableLand":19000,"taxableImprovement":76000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":95000,"taxable":95000,"land":19000,"improvement":76000,"taxableLand":19000,"taxableImprovement":76000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":115800,"taxable":115800,"land":23160,"improvement":92640,"taxableLand":23160,"taxableImprovement":92640,"exemptLand":0,"exemptImprovement":0}],"taxNow":1330,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"704980","date":"2016-07-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-11","scope":"REPLACEMENT OF 5\" LATERAL FROM CITY SEWER TO SIDE WALK,HT AND FAI-PA1#20161870436-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2020-004920","date":"2020-11-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2023-05-04","scope":"Unity of Use"},{"number":"ZP-2025-000046","date":"2025-04-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"AP-2024-008361","date":"2025-06-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-09-16","scope":"NO ALTERATIONS THIS PERMIT. FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY TO LEGALIZE A GROUP B TAKE-OUT RESTAURANT WITHIN THE ONE-STORY REAR PORTION OF THE BUILDING AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC TO COMPLY WITH VIOLATION # CF-2024-115622. SEPARATE BUILDING AND M.E.P. PERMITS REQUIRED FOR LEGALIZATION OF ALTERATIONS WITHIN REMAINDER OF BUILDING TO COMPLY WITH VIOLATION # CF-2024-052597. SEE PERMIT ZP-2025-000046 FOR ZONING APPROVAL OF TAKE-OUT RESTAURANT USE WITH ZBA PROVISOS: (1) Must meet Philadelphia Zoning Code Sec. 14-603(6) requirements for take-out restaurants; (2) Restaurant hours: Monday-Saturday 8 AM-6 PM (winter), 8 AM to 8 PM (summer); (3) Commercial trash pickup; (4) Commercial kitchen hood venting to be located above the roof; (5) Use limited to first floor rear."}],"storyTag":"Improved","storyDelta":0.5,"timeline":[{"y":2005,"k":"sale","p":70000},{"y":2006,"k":"sale","p":105000},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"viol","w":"8 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"267659","type":"Rental","status":"Inactive","businessName":"2401-3 SOUTH 61ST LLC","legalName":"2401-3 SOUTH 61ST LLC","address":"2401 S 61ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-11","latestIssueDate":"2004-06-11","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"267659","type":"Rental","businessName":"2401-3 SOUTH 61ST LLC","legalName":"2401-3 SOUTH 61ST LLC","issuedDate":"2004-06-11","latestIssueDate":"2004-06-11","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"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","2 zoning/board appeals 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":"Appeal #36493: Closed · Withdrawn. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 24, 2026; Special Hazards Certification: Certified through Jul 24, 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":"10 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 14, 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":"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 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/"}]}