{"asOf":"2026-07-29T03:11:33.970Z","block":"1300-1399 S 53RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-53rd-st","address":"1300 S 53RD ST","parcelNumber":"882000677","source":"https://property.phila.gov/?p=882000677","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"A10","buildingCodeNew":"22","buildingClass":"DET 1 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Commercial","owner":"TANG SOAN","coOwner":"TANG SIEU KIM","marketValue":199700,"landAssessment":39940,"improvementAssessment":159760,"livableArea":1742,"yearBuilt":1915,"lastSale":{"price":1,"date":"1993-11-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-005792","date":"2026-02-02","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2026-008810","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-02","completedDate":"2026-07-15","violations":[{"number":"VI-2026-005792","date":"2026-02-02","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-008810","date":"2026-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008810","date":"2026-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008810","date":"2026-04-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008810","date":"2026-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008810","date":"2026-07-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94139641069165,"lng":-75.22284340309683,"geom":null,"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":1,"lotArea":1785,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1300 S 53RD ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":176900,"taxable":176900,"land":35380,"improvement":141520,"taxableLand":35380,"taxableImprovement":141520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":199700,"taxable":199700,"land":39940,"improvement":159760,"taxableLand":39940,"taxableImprovement":159760,"exemptLand":0,"exemptImprovement":0}],"taxNow":2476,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-005760","date":"2024-06-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"},{"number":"CP-2024-004881","date":"2024-10-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-02","scope":"FOR PARTIAL CHANGE OF OCCUPANCY TO GROUP M AND INTERIOR ALTERATION TO THE REAR PART OF AN EXISTING PROPERTY. 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-2025-004893","date":"2025-06-24","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF TWO (2) ACCESSORY FLAT WALL SIGNS WITH STATIC ILLUMINATION. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2025-005933","date":"2025-09-12","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF TWO (2) INTERNALLY ILLUMINATED WALL SIGNS AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"EP-2026-002287","date":"2026-03-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install two new circuits for two signs to make previous work legal that was done by others GP-2025-005933, ZP-2025-004893 *CF-2026-008810*"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 1 passed"}],"rented":false,"licenses":[{"number":"204303","type":"Food Preparing and Serving","status":"Inactive","businessName":"SOAN TANG","legalName":"SOAN TANG","address":"1300 S 53RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-10-08","latestIssueDate":"2025-05-02","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"0998124","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"53rd Coin Laundromat","legalName":"53rd Coin Laundromat","address":"1300 S 53RD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2026-01-23","latestIssueDate":"2026-01-23","expirationDate":"2027-01-22","inactiveDate":null}],"licenseActivity":[{"number":"0998124","type":"Food Establishment, Retail Permanent Location","businessName":"53rd Coin Laundromat","legalName":"53rd Coin Laundromat","issuedDate":"2026-01-23","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-01-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"204303","type":"Food Preparing and Serving","businessName":"SOAN TANG","legalName":"SOAN TANG","issuedDate":"2004-10-08","latestIssueDate":"2025-05-02","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GP-2025-005933 (Issued), EP-2026-002287 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 15, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204303: Inactive since Jun 29, 2026","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 1 historical violation across 1 case.","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/"}]}