{"asOf":"2026-07-28T12:08:54.490Z","block":"700-799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-w-girard-ave","address":"712 W GIRARD AVE","parcelNumber":"882000281","source":"https://property.phila.gov/?p=882000281","ownerType":"investor","kind":"retail","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Retail","owner":"710 W GIRARD LLC","coOwner":null,"marketValue":743800,"landAssessment":148700,"improvementAssessment":595100,"livableArea":2536,"yearBuilt":1910,"lastSale":{"price":450000,"date":"2007-04-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970172096728724,"lng":-75.14873622187474,"geom":{"type":"Polygon","coordinates":[[[-75.14869491,39.970289077],[-75.148708041,39.970050638],[-75.148777954,39.970058317],[-75.148764493,39.970291121],[-75.14869491,39.970289077]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-002266","type":"Special Hazards Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"1028674"},{"number":"BC-2025-018306","type":"Special Hazards Certification","inspectionDate":"2025-07-10","result":"Certified","expirationDate":"2026-07-10","buildingId":"1028674"},{"number":"BC-2026-003354","type":"Special Hazards Certification","inspectionDate":"2026-02-05","result":"Certified","expirationDate":"2027-02-05","buildingId":"1028674"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":2,"lotArea":1730,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"333 LANCASTER AVENUE, WYNNEWOOD PA, 19096","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":455300,"taxable":455300,"land":91060,"improvement":364240,"taxableLand":91060,"taxableImprovement":364240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":455300,"taxable":455300,"land":91060,"improvement":364240,"taxableLand":91060,"taxableImprovement":364240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":743800,"taxable":743800,"land":148700,"improvement":595100,"taxableLand":148700,"taxableImprovement":595100,"exemptLand":0,"exemptImprovement":0}],"taxNow":6373,"familyHeld":false,"lastTransferNominal":true,"permits":[],"storyTag":"Traded","storyDelta":0.15,"timeline":[{"y":2004,"k":"sale","p":390000},{"y":2007,"k":"sale","p":450000}],"rented":false,"licenses":[{"number":"282737","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MOHANAD DARWISH (STAR PIZZA PLUS)","legalName":"MOHANAD DARWISH","address":"712 W GIRARD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-12-07","latestIssueDate":"2004-12-07","expirationDate":"2010-07-31","inactiveDate":"2010-06-30"},{"number":"343216","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOHANAD DARWISH (STAR PIZZA PLUS)","legalName":"MOHANAD DARWISH","address":"712 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-10-31","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"442780","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KATHLEEN MULHOLLAND (STAR PIZZA PLUS)","legalName":"KATHLEEN MULHOLLAND","address":"712 W GIRARD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-04-24","latestIssueDate":"2008-04-24","expirationDate":"2010-07-31","inactiveDate":null},{"number":"607757","type":"Food Preparing and Serving","status":"Inactive","businessName":"NICHOLAS FARINA (UNION TACO LLC)","legalName":"NICHOLAS FARINA","address":"712 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-10-16","latestIssueDate":"2013-10-16","expirationDate":"2014-04-30","inactiveDate":null},{"number":"607760","type":"Handbill Distribution","status":"Inactive","businessName":"NICHOLAS FARINA (UNION TACO LLC)","legalName":"NICHOLAS FARINA","address":"712 W GIRARD AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2013-10-16","latestIssueDate":"2013-10-16","expirationDate":"2014-08-31","inactiveDate":null},{"number":"715192","type":"Food Preparing and Serving","status":"Inactive","businessName":"THROWBACKS WINGS AND SLIDES","legalName":"THROWBACKS WINGS AND SLIDES","address":"712 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-09-28","latestIssueDate":"2016-09-28","expirationDate":"2017-09-27","inactiveDate":"2017-11-26"},{"number":"789488","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"La Sushi Philly LLC","legalName":"La Sushi Philly LLC ","address":"712 W GIRARD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-09-19","latestIssueDate":"2020-09-02","expirationDate":"2021-09-18","inactiveDate":"2021-11-17"}],"licenseActivity":[{"number":"789488","type":"Food Preparing and Serving (30+ SEATS)","businessName":"La Sushi Philly LLC","legalName":"La Sushi Philly LLC ","issuedDate":"2018-09-19","latestIssueDate":"2020-09-02","closureDate":"2021-11-17","expirationDate":"2021-09-18","inactiveDate":"2021-11-17","status":"Closed","statusLabel":"Inactive","active":false},{"number":"715192","type":"Food Preparing and Serving","businessName":"THROWBACKS WINGS AND SLIDES","legalName":"THROWBACKS WINGS AND SLIDES","issuedDate":"2016-09-28","latestIssueDate":"2016-09-28","closureDate":"2017-11-26","expirationDate":"2017-09-27","inactiveDate":"2017-11-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"607757","type":"Food Preparing and Serving","businessName":"NICHOLAS FARINA (UNION TACO LLC)","legalName":"NICHOLAS FARINA","issuedDate":"2013-10-16","latestIssueDate":"2013-10-16","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"607760","type":"Handbill Distribution","businessName":"NICHOLAS FARINA (UNION TACO LLC)","legalName":"NICHOLAS FARINA","issuedDate":"2013-10-16","latestIssueDate":"2013-10-16","closureDate":"2014-08-31","expirationDate":"2014-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"442780","type":"Dumpster License - Private Property","businessName":"KATHLEEN MULHOLLAND (STAR PIZZA PLUS)","legalName":"KATHLEEN MULHOLLAND","issuedDate":"2008-04-24","latestIssueDate":"2008-04-24","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"343216","type":"Food Preparing and Serving","businessName":"MOHANAD DARWISH (STAR PIZZA PLUS)","legalName":"MOHANAD DARWISH","issuedDate":"2005-10-31","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282737","type":"Dumpster License - Private Property","businessName":"MOHANAD DARWISH (STAR PIZZA PLUS)","legalName":"MOHANAD DARWISH","issuedDate":"2004-12-07","latestIssueDate":"2004-12-07","closureDate":"2010-06-30","expirationDate":"2010-07-31","inactiveDate":"2010-06-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 63% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $455,300 to $743,800","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #282737: Inactive since Jun 30, 2010; Food Preparing and Serving #343216: Inactive since Dec 22, 2012; Dumpster License - Private Property #442780: Inactive; Food Preparing and Serving #607757: 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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Feb 5, 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/"}]}