{"asOf":"2026-07-24T13:55:02.174Z","block":"2200-2299 OREGON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-oregon-ave","address":"2281 OREGON AVE","parcelNumber":"882000016","source":"https://property.phila.gov/?p=882000016","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MA0","buildingCodeNew":null,"buildingClass":"SHOP CENT N'HOOD MASONRY","buildingClassNew":null,"useLabel":"Store","owner":"CEDAR-SOUTH PHILADELPHIA","coOwner":null,"marketValue":2500000,"landAssessment":2500000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2023-03-02T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91930512337186,"lng":-75.18556801098214,"geom":{"type":"Polygon","coordinates":[[[-75.185374052,39.918791768],[-75.185963652,39.918865768],[-75.185761974,39.919818479],[-75.185172364,39.919744476],[-75.185374052,39.918791768]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-015090","type":"Sprinkler Certification","inspectionDate":"2024-02-06","result":"Deficient","expirationDate":null,"buildingId":"1529062"},{"number":"BC-2024-029649","type":"Sprinkler Certification","inspectionDate":"2024-05-16","result":"Certified","expirationDate":"2025-05-16","buildingId":"1529062"},{"number":"BC-2025-014700","type":"Special Hazards Certification","inspectionDate":"2025-01-13","result":"Certified","expirationDate":"2026-01-13","buildingId":"1529062"},{"number":"BC-2025-030918","type":"Sprinkler Certification","inspectionDate":"2025-01-16","result":"Deficient","expirationDate":null,"buildingId":"1529062"},{"number":"BC-2026-015859","type":"Special Hazards Certification","inspectionDate":"2026-01-27","result":"Certified","expirationDate":"2027-01-27","buildingId":"1529062"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":58921,"zoning":"CMX3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the erection of a detached structure that includes an accessory drive-thru with two lanes, two vehicle stacking lanes, and an accessory surface parking for 40 vehicles. Size and location per plans. \n\nFor the proposed uses of a Si","status":"Completed","outcome":"Granted with conditions","date":"2025-06-27","number":"ZP-2024-006607","relatedPermit":"ZP-2024-006607"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":1486600,"taxable":1486600,"land":1486600,"improvement":0,"taxableLand":1486600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2461000,"taxable":2461000,"land":2461000,"improvement":0,"taxableLand":2461000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2461000,"taxable":2461000,"land":2461000,"improvement":0,"taxableLand":2461000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2500000,"taxable":2500000,"land":2500000,"improvement":0,"taxableLand":2500000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":34449,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-000974","date":"2021-02-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"PP-2023-008198","date":"2023-06-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-04-27","scope":"INSTALL BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC."},{"number":"ZP-2024-005476","date":"2024-05-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"ZP-2024-006607","date":"2025-06-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a detached structure that includes an accessory drive-thru with two lanes, two vehicle stacking lanes, and an accessory surface parking for 40 vehicles. Size and location per plans. No Signs on this application."},{"number":"ZP-2025-012707","date":"2026-03-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED WALL SIGNS, THREE (3) STATICALLY ILLUMINATED WALL SIGNS, ONE (1) DOUBLE-SIDED FREESTANDING SIGN, TWO (2) FREESTANDING MENU BOARD SIGNS, AND WINDOW SIGNS IN TWO (2) DOORS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"CP-2025-005677","date":"2026-04-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A ONE (1) STORY DETACHED BUILDING WITH DRIVE THROUGH FOR USE AS A TAKE-OUT RESTAURANT AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. SEPARATE AMENDED PERMIT APPROVAL REQUIRED FOR SUBMISSION AND APPROVAL OF ENGINEER SEALED MANUFACTURER'S TRUSS DRAWINGS PRIOR TO INSTALLATION. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP WORK** AMENDMENT APPROVED 4/11/26 AMEND NEW CONSTRUCTION PERMIT CP-2025-005677 FOR UPDATES TO SPECIAL INSPECTIONS PAPERWORK. AMENDMENT APPROVED 5/18/26 AMEND NEW CONSTRUCTION PERMIT CP-2025-005677 FOR APPROVAL OF TRUSS DRAWINGS."},{"number":"SP-2025-001557","date":"2026-04-06","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"SITE WORK ASSOCIATED WITH NEW CONSTRUCTION DRIVE THROUGH RESTAURANT (SEE PERMIT CP-2025-005677) AS PER APPROVED PLANS. NO WORK TO RIGHT-OF-WAY ON THIS PERMIT. *2018 IBC REVIEW* AMENDMENT APPROVED 4/11/26 AMEND SITEWORK PERMIT SP-2025-001557 FOR UPDATES TO SPECIAL INSPECTIONS PAPERWORK."},{"number":"GP-2026-002928","date":"2026-04-28","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED WALL SIGNS, THREE (3) STATICALLY ILLUMINATED WALL SIGNS, ONE (1) DOUBLE-SIDED FREESTANDING SIGN, TWO (2) FREESTANDING MENU BOARD SIGNS, AND WINDOW SIGNS IN TWO (2) DOORS. AS PER APPROVED PLANS. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"PP-2026-004926","date":"2026-04-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Exterior Work for building plumbing (storm & sanitary curb traps, main drains, fresh air inlets, and water service)"},{"number":"EP-2026-003213","date":"2026-05-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install electrical service, site lighting, interior lighting, wiring devices, Kitchen equipment wiring and low voltage outlet boxes and pathways ****NO FIRE ALARM ON THIS PERMIT.**** ALL WORK PER APPROVED PLANS ***SEPERATE PERMIT REQUIRED FOR THE INSTALLATION OF HVAC EQUIPMENT***"},{"number":"ZP-2026-004168","date":"2026-05-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED ACCESSORY STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"PP-2026-003180","date":"2026-06-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF FAST FOOD RESTAURANT. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"MP-2026-003133","date":"2026-06-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF HVAC SYSTEM INCLUDING COMMERCIAL KITCHEN EXHAUST HOODS AND FANS FOR NEW CONSTRUCTION TAKE-OUT RESTAURANT AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"FP-2026-001408","date":"2026-07-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Installation of an Amerex KP kitchen fire suppression systems, per UL 300"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["11 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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Special Hazards Certification: Certified through Jan 27, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-006607: Completed · Granted with conditions; related permit ZP-2024-006607.","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":"9 permits not marked completed: PP-2023-008198 (Expired), CP-2025-005677 (Issued), SP-2025-001557 (Issued), GP-2026-002928 (Issued), PP-2026-004926 (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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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/"}]}