{"asOf":"2026-07-18T11:36:06.636Z","block":"2800-2899 ST VINCENT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-st-vincent-st","address":"2844 SAINT VINCENT ST","parcelNumber":"882016060","source":"https://property.phila.gov/?p=882016060","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BC0","buildingCodeNew":"820","buildingClass":"STR/OFF 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Commercial","owner":"H&K INVESTMENT LLC","coOwner":null,"marketValue":433700,"landAssessment":86700,"improvementAssessment":347000,"livableArea":2556,"yearBuilt":1953,"lastSale":{"price":245000,"date":"2014-09-02T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0415766464023,"lng":-75.05438729776057,"geom":{"type":"Polygon","coordinates":[[[-75.0544389,40.041472985],[-75.054511235,40.041504165],[-75.054325095,40.041687685],[-75.054263132,40.041652882],[-75.0544389,40.041472985]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":3,"lotArea":1875,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6812 CASTOR AVE, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":250000,"taxable":250000,"land":25684,"improvement":224316,"taxableLand":25684,"taxableImprovement":224316,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":250000,"taxable":250000,"land":25684,"improvement":224316,"taxableLand":25684,"taxableImprovement":224316,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":234700,"taxable":234700,"land":46961,"improvement":187739,"taxableLand":46961,"taxableImprovement":187739,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":223400,"taxable":223400,"land":44680,"improvement":178720,"taxableLand":44680,"taxableImprovement":178720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":225000,"taxable":225000,"land":45000,"improvement":180000,"taxableLand":45000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":225000,"taxable":225000,"land":45000,"improvement":180000,"taxableLand":45000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":225000,"taxable":225000,"land":45000,"improvement":180000,"taxableLand":45000,"taxableImprovement":180000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":245900,"taxable":245900,"land":49173,"improvement":196727,"taxableLand":49173,"taxableImprovement":196727,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":245900,"taxable":245900,"land":49173,"improvement":196727,"taxableLand":49173,"taxableImprovement":196727,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":365700,"taxable":365700,"land":73140,"improvement":292560,"taxableLand":73140,"taxableImprovement":292560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":365700,"taxable":365700,"land":73140,"improvement":292560,"taxableLand":73140,"taxableImprovement":292560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":433700,"taxable":433700,"land":86700,"improvement":347000,"taxableLand":86700,"taxableImprovement":347000,"exemptLand":0,"exemptImprovement":0}],"taxNow":5119,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"610001","date":"2015-05-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-13","scope":"USE TO A DAYCARE CENTER IN THE ENTIRE THREE STORY STRUCTURE."},{"number":"708223","date":"2016-07-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-29","scope":"EZ PERMIT WINDOWS & DOORS PERMIT - FOR THE REPLACEMENT OF EXTERIOR WINDOWS AND DOORS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"711607","date":"2016-08-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-07","scope":"INSTALL 2- NEW CIRCUITS WITH 12- DUPLEX RECEPTACLES... IN ACCORDANCE WITH 2008 NEC"},{"number":"719720","date":"2016-09-06","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-29","scope":"EXTERIOR WALL COVERING - INSTALL STUCCO (COMMERCIAL)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Alteration"}],"rented":false,"licenses":[{"number":"226805","type":"Rental","status":"Closed","businessName":"MAYFAIR FEDERAL","legalName":"MAYFAIR FEDERAL","address":"2844 SAINT VINCENT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-10","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"0970220","type":"Food Preparing and Serving","status":"Active","businessName":"Pho Nam Giang","legalName":"Pho Nam Giang","address":"2844 SAINT VINCENT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-01-27","latestIssueDate":"2026-02-10","expirationDate":"2027-01-26","inactiveDate":null}],"licenseActivity":[{"number":"0970220","type":"Food Preparing and Serving","businessName":"Pho Nam Giang","legalName":"Pho Nam Giang","issuedDate":"2025-01-27","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-01-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"226805","type":"Rental","businessName":"MAYFAIR FEDERAL","legalName":"MAYFAIR FEDERAL","issuedDate":"2003-03-10","latestIssueDate":"2014-03-15","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 49% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $245,900 to $365,700","no permit shown in 2024-2026"],"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 #610001: 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/"}],"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/"}]}