{"asOf":"2026-07-23T20:29:49.084Z","block":"2400-2499 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-s-broad-st","address":"2405 S BROAD ST","parcelNumber":"882015980","source":"https://property.phila.gov/?p=882015980","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"VIOLA JOSEPH","coOwner":"VIOLA GIACINTA","marketValue":263600,"landAssessment":52700,"improvementAssessment":210900,"livableArea":1280,"yearBuilt":1920,"lastSale":{"price":12000,"date":"1969-07-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"2228345","date":"2011-09-23","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"299402","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-09-27","completedDate":"2011-09-27","violations":[{"number":"2228345","date":"2011-09-23","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null}],"investigations":[{"caseNumber":"299402","date":"2011-09-23","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92039277136729,"lng":-75.17021054835972,"geom":{"type":"Polygon","coordinates":[[[-75.170062784,39.920395271],[-75.17007218,39.920351781],[-75.17035711,39.920389352],[-75.170346905,39.920434274],[-75.170062784,39.920395271]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":1,"lotArea":1280,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"38 N 30TH AVE, LONGPORT NJ, 08403","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":166500,"taxable":166500,"land":17976,"improvement":148524,"taxableLand":17976,"taxableImprovement":148524,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":166500,"taxable":166500,"land":17976,"improvement":148524,"taxableLand":17976,"taxableImprovement":148524,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":160100,"taxable":160100,"land":32020,"improvement":128080,"taxableLand":32020,"taxableImprovement":128080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":159800,"taxable":159800,"land":31960,"improvement":127840,"taxableLand":31960,"taxableImprovement":127840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":160900,"taxable":160900,"land":32180,"improvement":128720,"taxableLand":32180,"taxableImprovement":128720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":160900,"taxable":160900,"land":32180,"improvement":128720,"taxableLand":32180,"taxableImprovement":128720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":160900,"taxable":160900,"land":32180,"improvement":128720,"taxableLand":32180,"taxableImprovement":128720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":256000,"taxable":256000,"land":51200,"improvement":204800,"taxableLand":51200,"taxableImprovement":204800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":256000,"taxable":256000,"land":51200,"improvement":204800,"taxableLand":51200,"taxableImprovement":204800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":256000,"taxable":256000,"land":51200,"improvement":204800,"taxableLand":51200,"taxableImprovement":204800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":256000,"taxable":256000,"land":51200,"improvement":204800,"taxableLand":51200,"taxableImprovement":204800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":263600,"taxable":263600,"land":52700,"improvement":210900,"taxableLand":52700,"taxableImprovement":210900,"exemptLand":0,"exemptImprovement":0}],"taxNow":3583,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"256662","date":"2010-01-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-01-11","scope":"USE TO TANNING SALON SALE OF RELATED PRODUCTS"},{"number":"534156","date":"2014-06-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-17","scope":"REMOVE EXISTING SERVICE INSTQALL NE2W 600AMP 3 JPHASE SERVICE TO SUPPLY POWER TO TANNING BED AND GENERAL LIGHTING AS PER 2008 NEC. BONDING CONDUCTORS TO BE A #4 CU MINIMUM PER ARTICLE 250.66 OF THE 2008 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 59% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $160,900 to $256,000","no permit shown in 2022-2024"],"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":"Use permit #256662: 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":"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/"}]}