{"asOf":"2026-07-20T22:43:24.606Z","block":"1900-1999 BRYN MAWR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-bryn-mawr-ave","address":"1952 BRYN MAWR AVE","parcelNumber":"881000992","source":"https://property.phila.gov/?p=881000992","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"804","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"FJ ACQUISITIONS LLC","coOwner":null,"marketValue":2524500,"landAssessment":252400,"improvementAssessment":2272100,"livableArea":14768,"yearBuilt":2020,"lastSale":{"price":450000,"date":"2019-07-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"211991670","date":"2020-02-24","code":"A-1001.7/2","title":"SIGNAGE-MAJOR BLDG REQUIRED","status":"COMPLIED","resolutionDate":"2021-01-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-031664","date":"2022-05-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2022-12-14","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"725077","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-24","completedDate":"2021-01-13","violations":[{"number":"211991670","date":"2020-02-24","code":"A-1001.7/2","title":"SIGNAGE-MAJOR BLDG REQUIRED","status":"COMPLIED","resolutionDate":"2021-01-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-041314","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-09","completedDate":"2022-12-16","violations":[{"number":"VI-2022-031664","date":"2022-05-09","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2022-12-14","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"725077","date":"2021-01-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-041314","date":"2022-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-041314","date":"2022-12-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98803326905578,"lng":-75.22632501025534,"geom":{"type":"Polygon","coordinates":[[[-75.226693578,39.98812631],[-75.226412125,39.988285735],[-75.226259568,39.988175154],[-75.226014795,39.988045103],[-75.226171939,39.987733922],[-75.226693578,39.98812631]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2020-000778","type":"Sprinkler Certification","inspectionDate":"2020-11-20","result":"Certified","expirationDate":"2021-11-20","buildingId":"1460170"},{"number":"BC-2023-024381","type":"Fire Alarm Certification","inspectionDate":"2023-07-13","result":"Certified","expirationDate":"2024-07-13","buildingId":"1460170"},{"number":"BC-2025-006347","type":"Sprinkler Certification","inspectionDate":"2025-01-23","result":"Certified","expirationDate":"2026-01-23","buildingId":"1460170"},{"number":"BC-2025-015735","type":"Fire Alarm Certification","inspectionDate":"2025-06-04","result":"Certified","expirationDate":"2026-06-04","buildingId":"1460170"},{"number":"BC-2026-006255","type":"Sprinkler Certification","inspectionDate":"2026-02-03","result":"Certified","expirationDate":"2027-02-03","buildingId":"1460170"},{"number":"BC-2026-016240","type":"Fire Alarm Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1460170"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":4,"lotArea":17648,"zoning":"RSA5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1546 PACKER AVE, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":2643500,"taxable":528700,"land":528700,"improvement":2114800,"taxableLand":528700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2114800},{"y":2026,"v":2643500,"taxable":528700,"land":528700,"improvement":2114800,"taxableLand":528700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2114800},{"y":2027,"v":2524500,"taxable":252400,"land":252400,"improvement":2272100,"taxableLand":252400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2272100}],"taxNow":7401,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1011061","date":"2019-11-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-02-22","scope":"FOR THE ERECTION OF A WOOD FRAME AND SLAB ON GRADE FOUNDATION, 4-STORY, DETACHED BUILDING WITH ACCESSORY PARKING. FOR USE AS A MULTI-FAMILY(16 DWELLING UNITS) HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEPS WORK. SEPARATE PERMITS REQUIRED FROM PA LABOR AND INDUSTRY FOR ELEVATOR INSTALLATION."},{"number":"1035009","date":"2019-12-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"PROVIDE TEMP LIGHTING AND OUTLETS FOR NEW CONSTRUCTION SITE AS PER 2017 NEC"},{"number":"1041272","date":"2020-02-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-17","scope":"800AMP- 3 PHASE- 17 SPACE SERVICE, 16 DWELLING UNITS AND COMMON AREA. LIGHTS FIXTURES, OUTLETS AND SWITCHES . ALL WORK DONE TO ACCORDING TO ENGINEER SEALED AND CITY APPROVED DRAWINGS 2017 NEC (WEST DIST) INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS."},{"number":"1040945","date":"2020-03-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-04-22","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R, WITH A TWO-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY; FOR THE INSTALLATION OF A STANDPIPE SYSTEM AT EXIT STAIRS, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2020-000120","date":"2020-05-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-02-22","scope":"FOR THE INSTALLATION OF A NEW HVAC MECHANICAL SYSTEM TO INCLUDE NEW ROOF-TOP SPLIT SYSTEM HEAT PUMPS, REFRIGERANT PIPING, CLOTHES DRYER EXHAUST DUCTS, EXHAUST FANS, DIFFUSERS/REGISTERS/GRILLES, AND ASSOCIATED DUCTWORK."},{"number":"1042223","date":"2020-07-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-22","scope":"SUPPLY AND INSTALL WATER AND DRAIN LINES TO 32 TOILETS, 32 LAVS, 32 TUBS, 16 KITCHEN SINKS, 16 WASHER BOX PER 2018 PHILA PLUMBING CODE;4-STORY, DETACHED BUILDING WITH ACCESSORY PARKING. FOR USE AS A MULTI-FAMILY(16 DWELLING UNITS)"},{"number":"PP-2020-006750","date":"2020-08-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-08-21","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":450000},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"284358","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"WILLIAM P COCCOLI (BILL AUTO)","legalName":"WILLIAM P COCCOLI","address":"1952 BRYN MAWR AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-01-13","latestIssueDate":"2012-06-06","expirationDate":"2012-12-31","inactiveDate":"2014-07-24"},{"number":"689907","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"WILLIAM COCCOLI ESTATE","legalName":"WILLIAM COCCOLI ESTATE","address":"1952 BRYN MAWR AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2016-01-29","latestIssueDate":"2016-01-29","expirationDate":"2017-01-01","inactiveDate":"2017-03-02"},{"number":"701638","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"WILLIAM COCCOLI","legalName":"WILLIAM COCCOLI","address":"1952 BRYN MAWR AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-05-11","latestIssueDate":"2016-05-11","expirationDate":"2017-05-10","inactiveDate":"2017-07-09"},{"number":"862638","type":"Rental","status":"Active","businessName":"FJ Acquisitions LLC (Fifth Realty LLC)","legalName":"FJ Acquisitions LLC","address":"1952 BRYN MAWR AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":16,"issuedDate":"2021-03-02","latestIssueDate":"2026-03-03","expirationDate":"2027-03-01","inactiveDate":null}],"licenseActivity":[{"number":"862638","type":"Rental","businessName":"FJ Acquisitions LLC (Fifth Realty LLC)","legalName":"FJ Acquisitions LLC","issuedDate":"2021-03-02","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"701638","type":"Vacant Residential Property / Lot","businessName":"WILLIAM COCCOLI","legalName":"WILLIAM COCCOLI","issuedDate":"2016-05-11","latestIssueDate":"2016-05-11","closureDate":"2017-07-09","expirationDate":"2017-05-10","inactiveDate":"2017-07-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"689907","type":"Motor Vehicle Repair / Retail Mobile Dispensing","businessName":"WILLIAM COCCOLI ESTATE","legalName":"WILLIAM COCCOLI ESTATE","issuedDate":"2016-01-29","latestIssueDate":"2016-01-29","closureDate":"2017-03-02","expirationDate":"2017-01-01","inactiveDate":"2017-03-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284358","type":"Motor Vehicle Repair / Retail Mobile Dispensing","businessName":"WILLIAM P COCCOLI (BILL AUTO)","legalName":"WILLIAM P COCCOLI","issuedDate":"2005-01-13","latestIssueDate":"2012-06-06","closureDate":"2014-07-24","expirationDate":"2012-12-31","inactiveDate":"2014-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","units":16,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1035009 (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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 16, 2022.","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":"Motor Vehicle Repair / Retail Mobile Dispensing #284358: Inactive since Jul 24, 2014; Motor Vehicle Repair / Retail Mobile Dispensing #689907: Inactive since Mar 2, 2017; Vacant Residential Property / Lot #701638: Inactive since Jul 9, 2017","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/"},{"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Feb 3, 2027; Fire Alarm Certification: Certified through Jun 8, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}