{"asOf":"2026-07-24T02:15:36.759Z","block":"900-999 E PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-e-passyunk-ave","address":"932 E PASSYUNK AVE","parcelNumber":"882005000","source":"https://property.phila.gov/?p=882005000","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BA0","buildingCodeNew":"254","buildingClass":"STR/OFF 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"LAROSA CARMEN","coOwner":"LAROSA ANGEL","marketValue":366700,"landAssessment":73300,"improvementAssessment":293400,"livableArea":1161,"yearBuilt":1925,"lastSale":{"price":3,"date":"2012-03-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93720694424133,"lng":-75.15480778673346,"geom":{"type":"Polygon","coordinates":[[[-75.15467199,39.937191034],[-75.154712456,39.937157904],[-75.154927839,39.937216941],[-75.154918145,39.937259666],[-75.15467199,39.937191034]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":1,"lotArea":1094,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"932 E PASSYUNK AVE, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT WITH SEATING (ICE CREAM PARLOR) AND ACCESSORY STORAGE WITHIN AN EXISTING STRUCTURE AND FOR THE ONE(1) ACCESSORY SIGN AS PERMITTED IN C1 COMMERCIAL.","status":"CLOSED","outcome":"Granted with conditions","date":"2011-05-11","number":"14858","relatedPermit":"329953"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":55700,"taxable":55700,"land":3200,"improvement":52500,"taxableLand":3200,"taxableImprovement":52500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":55700,"taxable":55700,"land":3200,"improvement":52500,"taxableLand":3200,"taxableImprovement":52500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":267400,"taxable":267400,"land":53439,"improvement":213961,"taxableLand":53439,"taxableImprovement":213961,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":266700,"taxable":266700,"land":53340,"improvement":213360,"taxableLand":53340,"taxableImprovement":213360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":268700,"taxable":268700,"land":53740,"improvement":214960,"taxableLand":53740,"taxableImprovement":214960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":268700,"taxable":268700,"land":53740,"improvement":214960,"taxableLand":53740,"taxableImprovement":214960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":268700,"taxable":268700,"land":53740,"improvement":214960,"taxableLand":53740,"taxableImprovement":214960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":293600,"taxable":293600,"land":58723,"improvement":234877,"taxableLand":58723,"taxableImprovement":234877,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":293600,"taxable":293600,"land":58723,"improvement":234877,"taxableLand":58723,"taxableImprovement":234877,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":310000,"taxable":310000,"land":62000,"improvement":248000,"taxableLand":62000,"taxableImprovement":248000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":310000,"taxable":310000,"land":62000,"improvement":248000,"taxableLand":62000,"taxableImprovement":248000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":366700,"taxable":366700,"land":73300,"improvement":293400,"taxableLand":73300,"taxableImprovement":293400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4339,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"329953","date":"2011-05-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-05-17","scope":"USE FOR THE TAKE OUT AND EAT IN ICE CREAM RESTUARANT"},{"number":"363410","date":"2011-10-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"INTERIOR RENOVATION AS PER PLAN AND CERTIFICATE OF OCCUPANCY FOR ICE CREAM AND SALES."},{"number":"397947","date":"2012-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-10-15","scope":"1ST FLOOR - INTERIOR ALTERATIONS (PLUMBING) - ICE CREAM PARLOR - ROUGH AND FINISH PLUMBING FOR (1)ACCESSIBLE TOILET ROOM, (2)HAND SINKS, (1)PREP-SINK, (1)MOP SINK AND (2)INDIRECT WASTE LINES"},{"number":"402011","date":"2012-04-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-19","scope":"INST 200A SVC WIRE & INSTALL 16 OUTLETS,24 CEILING LIGHTS,1-30 A/C ,4 EXIT & EMERGENCY LIGHTS AS PER 2008 NEC"},{"number":"403196","date":"2012-05-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-15","scope":"INSTALL 90% GAS FURNACE WITH AIR AND RELATED DUCT WORK"},{"number":"422654","date":"2012-08-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-30","scope":"REPLACE 5\" CURB TRAP TO BASEMENT WALL PA20122300573 (COMM)"},{"number":"614971","date":"2015-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-18","scope":"INSTALL CURB TRAP AND FAI PA20151543797 (RESTAURANT)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"appeal","w":"Appeal granted with conditions"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"631712","type":"Food Preparing and Serving","status":"Inactive","businessName":"AVENUE SCOOP INC","legalName":"AVENUE SCOOP INC","address":"932 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-06-10","latestIssueDate":"2016-04-28","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"755298","type":"Food Preparing and Serving","status":"Inactive","businessName":"AVENUE CUP CAFE LLC","legalName":"AVENUE CUP CAFE LLC","address":"932 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-10-24","latestIssueDate":"2018-10-24","expirationDate":"2019-10-23","inactiveDate":"2019-12-22"},{"number":"865246","type":"Food Preparing and Serving","status":"Inactive","businessName":"Chilly Banana LLC (The Chilly Banana)","legalName":"Chilly Banana LLC","address":"932 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-04-05","latestIssueDate":"2023-09-07","expirationDate":"2024-04-04","inactiveDate":"2024-06-03"},{"number":"0975743","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Irvs Ice Cream","legalName":"Irvs Ice Cream ","address":"932 E PASSYUNK AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-04-08","latestIssueDate":"2026-05-22","expirationDate":"2027-04-07","inactiveDate":null}],"licenseActivity":[{"number":"0975743","type":"Food Establishment, Retail Permanent Location","businessName":"Irvs Ice Cream","legalName":"Irvs Ice Cream ","issuedDate":"2025-04-08","latestIssueDate":"2026-05-22","closureDate":null,"expirationDate":"2027-04-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"865246","type":"Food Preparing and Serving","businessName":"Chilly Banana LLC (The Chilly Banana)","legalName":"Chilly Banana LLC","issuedDate":"2021-04-05","latestIssueDate":"2023-09-07","closureDate":"2024-06-03","expirationDate":"2024-04-04","inactiveDate":"2024-06-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"755298","type":"Food Preparing and Serving","businessName":"AVENUE CUP CAFE LLC","legalName":"AVENUE CUP CAFE LLC","issuedDate":"2017-10-24","latestIssueDate":"2018-10-24","closureDate":"2019-12-22","expirationDate":"2019-10-23","inactiveDate":"2019-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"631712","type":"Food Preparing and Serving","businessName":"AVENUE SCOOP INC","legalName":"AVENUE SCOOP INC","issuedDate":"2014-06-10","latestIssueDate":"2016-04-28","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #329953: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #631712: Inactive since Jun 29, 2017; Food Preparing and Serving #755298: Inactive since Dec 22, 2019; Food Preparing and Serving #865246: Inactive since Jun 3, 2024","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/"},{"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/"}],"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/"}]}