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FOR THE ERECTION OF (2) STRUCTURES, SEPARATED BY DRIVE AISLE, AS PER PLANS. PROPOSED BUILDING ONE; FIVE STORY STRUCTURE WITH (2) COMMERCIAL UNITS (TO BE USED AS A SIT DOWN RESTAURANT AND AS AN OFFICE) FORTY-SIX DWELLING UNITS, AND COMMON ROOF DECK AT FIFT FL. TWENTY THREE ACCESSORY PARKING STALLS(ONE OF WHICH IS ADA ACCESSIBLE) AND (16) BIKE STALLS. PROPOSED BUILDING TWO: FOUR STORY STRUCTURE WITH EIGHTEEN DWELLING UNITS. TWENTY-ONE ACCESSORY PARKING STALLS, AND FIFTEEN BIKE STALLS. 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STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 4 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"871842","date":"2018-07-17","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-07-17","scope":"UNIT LAYOUT HAS BEEN RECONFIGURED RESULTING IN AN ADDITIONAL TWENTY-TWO DWELLING UNITS TO BE LOCATED ON THE SECOND THROUGH FIFTH FLOORS. FRONT WALL HS BEEN RECONFIGURED. LOCATION OF THE RECESSED BALCONIES HAS CHANGED. OVERALL GROSS FLOOR AREA HAS BEEN INCREASED BY 541 SQUARE FEET. OCCUPIED AREA IS SLIGHTLY GREATER BY 162.9 SQUARE FEET."},{"number":"900619","date":"2018-10-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-22","scope":"FOR A MULTI-FAMILY HOUSEHOLD LIVING (68 DWELLING UNITS) FROM SECOND(2ND) FLOOR THROUGH FIFTH(5TH) FLOORS IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"966428","date":"2019-07-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-05","scope":"FOR DEMOLITION OF TWO (2) PREVIOUSLY APPROVED STAIR AND ELEVATOR OVERRUNS AND ERECTION OF STAIR & ROOF ACCESS STRUCTURES, ELEVATOR OVERRUN (ROOF ACCESS STRUCTURES ONLY FOR ROOF MAINTENANCE / ACCESS ONLY) AND INFILL OF RECESSED ENTRY AT AMERICAN ST, AND ADDITIONS AT FLOORS 2ND TO 5TH TO INFILL PREVIOUSLY APPROVED BALCONIES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. 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BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (BASEMENT & 1ST FLOORS - TYPE IA AND 2ND THROUGH 6TH FLOORS - TYPE IIIB). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. WORK TO INCLUDE SHEETING AND SHORING FOR EXCAVATION PROTECTION. **BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 5/12/22 AMEND NEW CONSTRUCTION PERMIT NO. CP-2020-004980 FOR CHANGES TO FLOOR LAYOUTS TO INCLUDE CREATION OF HORIZONTAL EXIT AS PER APPROVED PLANS. AMENDMENT APPROVED 1/20/23 AMEND NEW CONSTRUCTION PERMIT NO. 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Install all wiring throughout apartments, art studios, & common areas. Install cable tv wiring as per 2017 NEC. Install fire alarm system throughout as per 2016 NFPA 72."},{"number":"ZP-2025-003541","date":"2025-04-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial."},{"number":"ZP-2025-004811","date":"2025-10-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Multi-Family"},{"number":"CP-2026-003713","date":"2026-07-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO CREATE ACCESSIBLE TOILET ROOM AND UTILITY SINK AREA FOR A GROUND FLOOR SHELL COMMERCIAL SPACE IN A NEW CONSTRUCTION BUILDING (SEE PERMIT CP-2020-004980) AS PER APPROVED PLANS. BUILDING FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"285058","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JESUS GARCIA","legalName":"JESUS GARCIA","address":"1501-25 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2001-03-14","latestIssueDate":"2001-03-14","expirationDate":"2002-12-31","inactiveDate":null},{"number":"284094","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"IVAN O BODDEN (T/A  INTERNATIONAL AUTO REPAIR)","legalName":"IVAN O BODDEN","address":"1501-25 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-02-22","latestIssueDate":"2002-02-22","expirationDate":"2003-12-31","inactiveDate":null},{"number":"283480","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ALBARAKA AUTO REPAIR SHOP","legalName":"ALBARAKA AUTO REPAIR SHOP","address":"1501-25 N AMERICAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-07-23","latestIssueDate":"2002-07-23","expirationDate":"2003-12-31","inactiveDate":null},{"number":"924273","type":"Rental","status":"Active","businessName":"1525 NA PROPERTY LLC","legalName":"1525 NA PROPERTY LLC","address":"1525 N AMERICAN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":110,"issuedDate":"2023-05-22","latestIssueDate":"2026-05-14","expirationDate":"2027-05-21","inactiveDate":null}],"licenseActivity":[{"number":"924273","type":"Rental","businessName":"1525 NA PROPERTY LLC","legalName":"1525 NA PROPERTY LLC","issuedDate":"2023-05-22","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-05-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283480","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ALBARAKA AUTO REPAIR SHOP","legalName":"ALBARAKA AUTO REPAIR SHOP","issuedDate":"2002-07-23","latestIssueDate":"2002-07-23","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284094","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"IVAN O BODDEN (T/A  INTERNATIONAL AUTO REPAIR)","legalName":"IVAN O BODDEN","issuedDate":"2002-02-22","latestIssueDate":"2002-02-22","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285058","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JESUS GARCIA","legalName":"JESUS GARCIA","issuedDate":"2001-03-14","latestIssueDate":"2001-03-14","closureDate":"2002-12-31","expirationDate":"2002-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":110,"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":["4 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-2025-004811: Completed · Granted; related permit ZP-2025-004811. Use permit #719070: 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":"2 permits not marked completed: 884813 (Expired), CP-2026-003713 (Issued). 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":"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 (50 GREENE STREET 2F, NEW YORK NY, 10013).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 8, 2026.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 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":"Motor Vehicle Repair / Fuel Dispensing #285058: Inactive; Motor Vehicle Repair / Fuel Dispensing #284094: Inactive; Motor Vehicle Repair / Fuel Dispensing #283480: 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 19 historical violations across 9 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/"}]}