{"asOf":"2026-07-27T00:05:41.110Z","block":"6500-6599 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-ridge-ave","address":"6515 RIDGE AVE","parcelNumber":"881000603","source":"https://property.phila.gov/?p=881000603","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"6515 HOLDINGS LLC","coOwner":null,"marketValue":18314100,"landAssessment":1831400,"improvementAssessment":16482700,"livableArea":108840,"yearBuilt":2025,"lastSale":{"price":1781500,"date":"2023-06-20T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.038795806584645,"lng":-75.22278865765351,"geom":{"type":"Polygon","coordinates":[[[-75.223122085,40.03870461],[-75.22273459,40.03915348],[-75.222430858,40.038741363],[-75.222974663,40.038504579],[-75.223122085,40.03870461]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":6,"lotArea":22425,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 430, BRYN MAWR PA, 19010","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit is for a change in use from accessory storage to accessory structured parking at the lower level with thirty-three (33) parking spaces to include two (2) accessible spaces (one (1) van-accessible), two (2) electric vehicle spaces, an","status":"Completed","outcome":"Granted","date":"2026-04-27","number":"ZP-2024-009849","relatedPermit":"ZP-2024-009849"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":15621100,"taxable":2129605,"land":1716600,"improvement":13904500,"taxableLand":1716600,"taxableImprovement":413005,"exemptLand":0,"exemptImprovement":13491495},{"y":2026,"v":17166100,"taxable":2489075,"land":1716600,"improvement":15449500,"taxableLand":1716600,"taxableImprovement":772475,"exemptLand":0,"exemptImprovement":14677025},{"y":2027,"v":18314100,"taxable":4303805,"land":1831400,"improvement":16482700,"taxableLand":1831400,"taxableImprovement":2472405,"exemptLand":0,"exemptImprovement":14010295}],"taxNow":34842,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-012651","date":"2021-11-10","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-13","scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"ZP-2021-001439","date":"2023-01-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":"2022-03-25","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( 58'4\") WITH GREEN ROOF ( ADDITIONAL 15' HEIGHT USING FRESH FOOD MARKET BONUS) ROOF DECK ACCESSED BY A PILOT HOUSE . SIZE AND LOCATION AS SHOWN IN THE APPLICATION. HOUSE"},{"number":"GP-2023-008977","date":"2023-10-20","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-11-17","scope":"FOR THE REMOVAL OF ONE (1) UNDERGROUND STORAGE TANK PER APPROVED PLANS AND REGULATIONS FROM THE COMMONWEALTH OF PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION."},{"number":"EP-2023-010516","date":"2023-12-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-06","scope":"Installation of temporary power. 3 phase electric 200amp service for jobsite tools and temporary lighting. 2017 NEC."},{"number":"PP-2023-012577","date":"2023-12-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-01","scope":"INSTALL 4 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 124 WATER CLOSETS, 124 LAVATORIES, 124 SHOWER/TUBS, 1 STORM DRAIN, 175 FLOOR DRAINS, 100 WASHING MACHINE BOXES, 100 KITCHEN SINKS, 100 DISHWASHERS, 10 ROOF DRAINS, 1 DOMESTIC WATER BOOSTER PUMP, 3 AREA DRAINS, 100 HOT WATER HEATERS, 1 BACKFLOW PREVENTER AND 3 HOSE BIBBS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-011969","date":"2024-01-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-03","scope":"Install new fire alarm system. ALL WORKM IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. Amendment : Install magnetic locks and smoke detectors for all refuge area doors in the corridors.(SEE APPROVED ENGINEER'S LETTER FOR ADDITIONAL INFO)"},{"number":"FP-2023-002909","date":"2024-02-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" WILKINS 350AST BACKFLOW PREVENTION ASSEMBLY, UL LISTED AURORA PENTAIR 4-383-7B FIRE PUMP WITH JOCKEY PUMP COMPLYING WITH NFPA 20 AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-002649","date":"2024-04-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-19","scope":"New Construction 7 story - 100 unit mixed use commercial / residential structure. New PECO incoming electrical service consisting of (2) 1600A 208/120V 3Ph 4W services for meter-banks MB1 and MB2. 800A service for house panels, (2) 400A services for Fire Pump / Jockey Pump and Commercial space. 125KVC Standby Generator with 400A transfer switch. (77) 150A 208/120V 1Ph 3W residential Panels, (23) 200A 208/120V 1Ph 3W Residential Panels. Power and lighting branch circuit wiring, devices, and LED lighting in residential areas, common areas, and egress lighting. Install rescue assistance system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. AMENDMENT: Deletion of standby gas powered generator AND INSTALL NEW EXIT/EMERGENCY LIGHTS AT NEW DOORS .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **HORIZONTAL EXITS WERE ADDED UNDER AMENDED BUILDING PERMIT ( CP-2022-000576 )**"},{"number":"MP-2023-005151","date":"2024-05-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-01","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, EXHAUST SYSTEMS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2022-000576 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2025-012759","date":"2026-01-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"ZP-2024-009849","date":"2026-03-18","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"No changes to previously approved structure dimensions per ZP-2021-001439."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"land","p":1781500},{"y":2023,"k":"permit","w":"Tank Install/Removal"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Parking Only"},{"y":2026,"k":"appeal","w":"Appeal granted"}],"rented":true,"licenses":[{"number":"356425","type":"Hazardous Materials","status":"Inactive","businessName":"KESHGEGIAN DICK","legalName":"KESHGEGIAN DICK","address":"6515 RIDGE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-03-28","latestIssueDate":"2012-12-06","expirationDate":"2013-12-31","inactiveDate":null},{"number":"515569","type":"Dumpster License - Private Property","status":"Active","businessName":"RICHARD KESHGEGIAN (HOLIDAY DRIVE IN CLEANERS)","legalName":"RICHARD KESHGEGIAN","address":"6515 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-27","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"0991769","type":"Rental","status":"Active","businessName":"6515 HOLDINGS LLC","legalName":"6515 HOLDINGS LLC","address":"6515 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":100,"issuedDate":"2025-10-22","latestIssueDate":"2025-10-22","expirationDate":"2026-10-21","inactiveDate":null}],"licenseActivity":[{"number":"0991769","type":"Rental","businessName":"6515 HOLDINGS LLC","legalName":"6515 HOLDINGS LLC","issuedDate":"2025-10-22","latestIssueDate":"2025-10-22","closureDate":null,"expirationDate":"2026-10-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"515569","type":"Dumpster License - Private Property","businessName":"RICHARD KESHGEGIAN (HOLIDAY DRIVE IN CLEANERS)","legalName":"RICHARD KESHGEGIAN","issuedDate":"2010-09-27","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"356425","type":"Hazardous Materials","businessName":"KESHGEGIAN DICK","legalName":"KESHGEGIAN DICK","issuedDate":"2006-03-28","latestIssueDate":"2012-12-06","closureDate":"2013-12-31","expirationDate":"2013-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":100,"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":["10 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":"Appeal #ZP-2024-009849: Completed · Granted; related permit ZP-2024-009849.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 430, BRYN MAWR PA, 19010).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"3 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":"Hazardous Materials #356425: 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}