{"asOf":"2026-07-24T01:13:23.265Z","block":"3500-3599 JOYCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-joyce-st","address":"3538 JOYCE ST","parcelNumber":"871570990","source":"https://property.phila.gov/?p=871570990","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":"VENTURA FLORENTINO","coOwner":null,"marketValue":84000,"landAssessment":16800,"improvementAssessment":67200,"livableArea":1334,"yearBuilt":1920,"lastSale":{"price":29200,"date":"2000-06-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"4067488","date":"2016-08-31","code":"A-302.10/28","title":"PERMB- FIRE ALARM INST DIFERS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"605841","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4067488","date":"2016-08-31","code":"A-302.10/28","title":"PERMB- FIRE ALARM INST DIFERS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99784130321757,"lng":-75.1028876470706,"geom":{"type":"Polygon","coordinates":[[[-75.102821275,39.997791797],[-75.102864357,39.997769529],[-75.102966859,39.997883815],[-75.102910387,39.997913029],[-75.10280857,39.997798371],[-75.102821275,39.997791797]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":758,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3538 JOYCE ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT AND EXISTING FOOD, BEVERAGES AND GROCERIES ON FIRST FLOOR IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING ON SECOND FLOOR. NO SIGN ON THIS APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2014-12-02","number":"23822","relatedPermit":"563770"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80400,"taxable":80400,"land":6770,"improvement":73630,"taxableLand":6770,"taxableImprovement":73630,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":80400,"taxable":80400,"land":6770,"improvement":73630,"taxableLand":6770,"taxableImprovement":73630,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70600,"taxable":70600,"land":14120,"improvement":56480,"taxableLand":14120,"taxableImprovement":56480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":61100,"taxable":61100,"land":12220,"improvement":48880,"taxableLand":12220,"taxableImprovement":48880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":61700,"taxable":61700,"land":12340,"improvement":49360,"taxableLand":12340,"taxableImprovement":49360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":61700,"taxable":61700,"land":12340,"improvement":49360,"taxableLand":12340,"taxableImprovement":49360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":61700,"taxable":61700,"land":12340,"improvement":49360,"taxableLand":12340,"taxableImprovement":49360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":78700,"taxable":78700,"land":15740,"improvement":62960,"taxableLand":15740,"taxableImprovement":62960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":78700,"taxable":78700,"land":15740,"improvement":62960,"taxableLand":15740,"taxableImprovement":62960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":73100,"taxable":73100,"land":14620,"improvement":58480,"taxableLand":14620,"taxableImprovement":58480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":73100,"taxable":73100,"land":14620,"improvement":58480,"taxableLand":14620,"taxableImprovement":58480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":84000,"taxable":84000,"land":16800,"improvement":67200,"taxableLand":16800,"taxableImprovement":67200,"exemptLand":0,"exemptImprovement":0}],"taxNow":1023,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"563770","date":"2014-12-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-12-08","scope":"ADDING HOT KITCHEN TO EXISTING GROCERY STORE."},{"number":"598699","date":"2015-04-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-03-02","scope":"FOR THE INSTALLTION OF A 6'-0\" TYPE I KITCHEN HOOD, ONE EXHAUST FAN, 1 SUPPLY AIR FAN AND RELATED DUCTWORK AND CURBS AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR KITCHEN HOOD FIRE SUPPRESSION SYSTEM**"},{"number":"605841","date":"2015-04-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-24","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. **POST THIS PERMIT** ** POST THE PROJECT INFORMATION SIGN**"},{"number":"615025","date":"2015-06-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 2 EXISTING 120 LINES FOR KITCHEN FAN AND 2 SWITCHES AS PER 2008 NEC.(EAST DISTRICT)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2000,"k":"sale","p":29200},{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"New Construction"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"205757","type":"Food Preparing and Serving","status":"Inactive","businessName":"FLORENTINO VENTURA (JOSHUAS AUTO TAGS MULTISERVICE)","legalName":"FLORENTINO VENTURA","address":"3538 JOYCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2010-04-06","expirationDate":"2011-04-30","inactiveDate":"2010-11-22"},{"number":"693295","type":"Food Preparing and Serving","status":"Active","businessName":"RJ FOOD MARKET INC","legalName":"RJ FOOD MARKET INC","address":"3538 JOYCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-03-02","latestIssueDate":"2026-03-17","expirationDate":"2027-03-01","inactiveDate":null}],"licenseActivity":[{"number":"693295","type":"Food Preparing and Serving","businessName":"RJ FOOD MARKET INC","legalName":"RJ FOOD MARKET INC","issuedDate":"2016-03-02","latestIssueDate":"2026-03-17","closureDate":null,"expirationDate":"2027-03-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"205757","type":"Food Preparing and Serving","businessName":"FLORENTINO VENTURA (JOSHUAS AUTO TAGS MULTISERVICE)","legalName":"FLORENTINO VENTURA","issuedDate":"2004-04-17","latestIssueDate":"2010-04-06","closureDate":"2010-11-22","expirationDate":"2011-04-30","inactiveDate":"2010-11-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23822: CLOSED · Granted with conditions; related permit 563770. Use permit #563770: 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":"1 permit not marked completed: 605841 (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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #205757: Inactive since Nov 22, 2010","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 1 historical violation across 1 case.","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/"}]}