{"asOf":"2026-08-01T03:27:13.716Z","block":"500-599 W GLENWOOD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-glenwood-ave","address":"502 W GLENWOOD AVE","parcelNumber":"882000040","source":"https://property.phila.gov/?p=882000040","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"LEAL-OZUNA VICTOR G","coOwner":null,"marketValue":89200,"landAssessment":89200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2021-07-01T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00250911957849,"lng":-75.13818149304292,"geom":{"type":"Polygon","coordinates":[[[-75.13807453,40.002612233],[-75.138113847,40.002429972],[-75.138303999,40.002454269],[-75.138287087,40.002532663],[-75.13807453,40.002612233]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":2582,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"3900 HOWLAND STREET, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] FOR THE ERECTION OF A DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN. FOR USE FOR BUSINESS AND \nPROFESSIONAL OFFICE WITH FIVE (5) ACCESSORY STRUCTURE PARKING TO INCLUDE ONE (1) ACCESSIBLE PARKING SPACE.","status":"Completed","outcome":"Granted","date":"2024-01-12","number":"ZP-2022-004515","relatedPermit":"ZP-2022-004515"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for use, Personal Vehicle Sales and Rentals, in an existing vacant lot. No sign on this permit.","status":"Scheduled","outcome":null,"date":"2026-07-22","number":"ZP-2025-011695","relatedPermit":"ZP-2025-011695"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":30000,"taxable":30000,"land":30000,"improvement":0,"taxableLand":30000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":30000,"taxable":30000,"land":30000,"improvement":0,"taxableLand":30000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":30000,"taxable":30000,"land":30000,"improvement":0,"taxableLand":30000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":30000,"taxable":30000,"land":30000,"improvement":0,"taxableLand":30000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":30000,"taxable":30000,"land":30000,"improvement":0,"taxableLand":30000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":89200,"taxable":89200,"land":89200,"improvement":0,"taxableLand":89200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":420,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-004515","date":"2023-12-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN"},{"number":"CP-2025-001964","date":"2025-05-05","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF A ONE-STORY WOOD-FRAME ATTACHED STRUCTURE ON REINFORCED CONCRETE FOOTINGS/FOUNDATIONS . FOR USE AS A BISINESS THROUGHOUT. BUILDING IS NOT SPRINKLERED. ** SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. *PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.*ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"PP-2025-012365","date":"2025-10-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY & STORM CT, FAI, MD & 1\" WDP"},{"number":"MP-2025-003438","date":"2025-10-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2025-011695","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Personal Vehicle Sales and Rentals."}],"storyTag":"New construction","storyDelta":0.43,"timeline":[{"y":2010,"k":"sale","p":7000},{"y":2016,"k":"sale","p":10000},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"808528","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"VICTOR G LEAL-OZUNO (COPPLENT TOWING LLC)","legalName":"VICTOR G LEAL-OZUNO","address":"502 W GLENWOOD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-04-08","latestIssueDate":"2019-04-08","expirationDate":"2020-04-07","inactiveDate":"2020-06-06"}],"licenseActivity":[{"number":"808528","type":"Vacant Residential Property / Lot","businessName":"VICTOR G LEAL-OZUNO (COPPLENT TOWING LLC)","legalName":"VICTOR G LEAL-OZUNO","issuedDate":"2019-04-08","latestIssueDate":"2019-04-08","closureDate":"2020-06-06","expirationDate":"2020-04-07","inactiveDate":"2020-06-06","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-31","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","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 197% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $30,000 to $89,200","no permit shown in 2026-2028"],"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 #ZP-2022-004515: Completed · Granted; related permit ZP-2022-004515.","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":"4 permits not marked completed: CP-2025-001964 (Amendment Review), PP-2025-012365 (Issued), MP-2025-003438 (Issued), ZP-2025-011695 (Denied).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Vacant Residential Property / Lot #808528: Closed since Jun 6, 2020","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":"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 and appears related-party/family-held.","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/"}]}