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ABOVE.","status":"CLOSED","outcome":"Granted","date":"2011-10-18","number":"15761","relatedPermit":"350172"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19900,"taxable":19900,"land":9140,"improvement":10760,"taxableLand":9140,"taxableImprovement":10760,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19900,"taxable":19900,"land":5970,"improvement":13930,"taxableLand":5970,"taxableImprovement":13930,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19900,"taxable":19900,"land":5970,"improvement":13930,"taxableLand":5970,"taxableImprovement":13930,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":17000,"taxable":17000,"land":5100,"improvement":11900,"taxableLand":5100,"taxableImprovement":11900,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":17000,"taxable":17000,"land":5100,"improvement":11900,"taxableLand":5100,"taxableImprovement":11900,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":17000,"taxable":17000,"land":5100,"improvement":11900,"taxableLand":5100,"taxableImprovement":11900,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":17000,"taxable":17000,"land":5100,"improvement":11900,"taxableLand":5100,"taxableImprovement":11900,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":156300,"taxable":156300,"land":31260,"improvement":125040,"taxableLand":31260,"taxableImprovement":125040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":156300,"taxable":156300,"land":31260,"improvement":125040,"taxableLand":31260,"taxableImprovement":125040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":172500,"taxable":72500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":38000,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":172500,"taxable":172500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":138000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":162800,"taxable":162800,"land":32500,"improvement":130300,"taxableLand":32500,"taxableImprovement":130300,"exemptLand":0,"exemptImprovement":0}],"taxNow":2415,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"350172","date":"2011-11-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-11-03","scope":"RETAIL GROCERY STORE TO INCLUDE PREP AND SERVING OF HOT AND COLD FOOD."},{"number":"372415","date":"2012-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-10-22","scope":"INTERIOR ALTERATIONS TO CREATE A FIRST FLOOR RETAIL GROCERY STORE"}],"storyTag":"Renovated & sold on","storyDelta":24,"timeline":[{"y":2011,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"sale","p":175000},{"y":2016,"k":"viol","w":"10 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2019,"k":"viol","w":"7 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 5 passed"},{"y":2020,"k":"sale","p":50000},{"y":2020,"k":"viol","w":"4 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection passed ×2"}],"rented":false,"licenses":[{"number":"273584","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ROSS MORELAND","legalName":"ROSS MORELAND","address":"2455 W BERKS ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"611919","type":"Rental","status":"Closed","businessName":"REGINALD HAMMOND","legalName":"REGINALD HAMMOND","address":"2455 W BERKS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2013-12-05","latestIssueDate":"2014-02-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"635560","type":"Food Preparing and Serving","status":"Inactive","businessName":"MILAGROS HERNANDEZ (J&M DELI GROCERY)","legalName":"MILAGROS HERNANDEZ","address":"2455 W BERKS ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-07-21","latestIssueDate":"2019-04-04","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"674965","type":"Rental","status":"Inactive","businessName":"MILAGROS HERNANDEZ","legalName":"MILAGROS HERNANDEZ","address":"2455 W BERKS ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-08-20","latestIssueDate":"2018-01-31","expirationDate":"2018-08-31","inactiveDate":"2018-10-30"},{"number":"818998","type":"Dumpster License - Public ROW","status":"Expired","businessName":"J AND M DELI GROCERY CO","legalName":"J AND M DELI GROCERY CO","address":"2455 W BERKS ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2019-07-24","latestIssueDate":"2025-07-10","expirationDate":"2026-07-23","inactiveDate":null},{"number":"840307","type":"Food Preparing and Serving","status":"Active","businessName":"J AND M DELI GROCERY CO","legalName":"J AND M DELI GROCERY CO","address":"2455 W BERKS ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-03-20","latestIssueDate":"2026-04-30","expirationDate":"2027-03-19","inactiveDate":null}],"licenseActivity":[{"number":"840307","type":"Food Preparing and Serving","businessName":"J AND M DELI GROCERY CO","legalName":"J AND M DELI GROCERY CO","issuedDate":"2020-03-20","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-03-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"818998","type":"Dumpster License - Public ROW","businessName":"J AND M DELI GROCERY CO","legalName":"J AND M DELI GROCERY CO","issuedDate":"2019-07-24","latestIssueDate":"2025-07-10","closureDate":"2026-07-23","expirationDate":"2026-07-23","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"674965","type":"Rental","businessName":"MILAGROS HERNANDEZ","legalName":"MILAGROS HERNANDEZ","issuedDate":"2015-08-20","latestIssueDate":"2018-01-31","closureDate":"2018-10-30","expirationDate":"2018-08-31","inactiveDate":"2018-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"635560","type":"Food Preparing and Serving","businessName":"MILAGROS HERNANDEZ (J&M DELI GROCERY)","legalName":"MILAGROS HERNANDEZ","issuedDate":"2014-07-21","latestIssueDate":"2019-04-04","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"611919","type":"Rental","businessName":"REGINALD HAMMOND","legalName":"REGINALD HAMMOND","issuedDate":"2013-12-05","latestIssueDate":"2014-02-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"273584","type":"Vacant Residential Property / Lot","businessName":"ROSS MORELAND","legalName":"ROSS MORELAND","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 819% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $17,000 to $156,300","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #15761: CLOSED · Granted; related permit 350172. Use permit #350172: COMPLETED. The history also contains “PERM Z- NEW 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":"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":"29 failed, 14 passed, and 11 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 15, 2021.","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":"Vacant Residential Property / Lot #273584: Inactive; Food Preparing and Serving #635560: Inactive since Jun 29, 2020; Dumpster License - Public ROW #818998: Expired","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 46 historical violations across 14 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/"}]}