{"asOf":"2026-07-28T11:20:28.278Z","block":"4400-4499 WHITAKER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-whitaker-ave","address":"4429-31 WHITAKER AVE","parcelNumber":"882020970","source":"https://property.phila.gov/?p=882020970","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"CHURCH STREET HOLDINGS LLC","coOwner":null,"marketValue":855100,"landAssessment":171000,"improvementAssessment":684100,"livableArea":8200,"yearBuilt":1929,"lastSale":{"price":715000,"date":"2023-01-06T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01672446178134,"lng":-75.11589141873631,"geom":{"type":"Polygon","coordinates":[[[-75.115440887,40.016477948],[-75.116403046,40.016884661],[-75.116344762,40.016970578],[-75.115386506,40.016568882],[-75.115440887,40.016477948]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":1,"lotArea":10879,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3566 POST RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RETAIL SALE OF FLOWERS (CONSUMER GOODS) AND OFF-PREMISES CATERER (FOOD, BEVERAGES AND GROCERIES) WITHIN AN EXISTING ONE (1) STORY STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2013-02-20","number":"19641","relatedPermit":"443116"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":90500,"taxable":90500,"land":42400,"improvement":48100,"taxableLand":42400,"taxableImprovement":48100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":90500,"taxable":90500,"land":42400,"improvement":48100,"taxableLand":42400,"taxableImprovement":48100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":185400,"taxable":185400,"land":112054,"improvement":73346,"taxableLand":112054,"taxableImprovement":73346,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":184800,"taxable":184800,"land":36960,"improvement":147840,"taxableLand":36960,"taxableImprovement":147840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":186100,"taxable":186100,"land":37220,"improvement":148880,"taxableLand":37220,"taxableImprovement":148880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":186100,"taxable":186100,"land":37220,"improvement":148880,"taxableLand":37220,"taxableImprovement":148880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":186100,"taxable":186100,"land":37220,"improvement":148880,"taxableLand":37220,"taxableImprovement":148880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":203400,"taxable":203400,"land":40671,"improvement":162729,"taxableLand":40671,"taxableImprovement":162729,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":203400,"taxable":203400,"land":40671,"improvement":162729,"taxableLand":40671,"taxableImprovement":162729,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":406800,"taxable":406800,"land":81360,"improvement":325440,"taxableLand":81360,"taxableImprovement":325440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":406800,"taxable":406800,"land":81360,"improvement":325440,"taxableLand":81360,"taxableImprovement":325440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":855100,"taxable":855100,"land":171000,"improvement":684100,"taxableLand":171000,"taxableImprovement":684100,"exemptLand":0,"exemptImprovement":0}],"taxNow":5694,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"431071","date":"2012-10-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-02","scope":"REPLACE 1 RAIN LEADER:2 HS,1 VE SINK,2 FLOOR SINKS,3 FLOOR DRAINS,1 MOP RECEPTOR,1-3/4RPZ,1 HWH,1-3 COMP SINK (COMMERCIAL) - NOTE: REVISED TO SHOW AN INCREASE IN THE FIXTURE COUNT ON 10/31/2012 - ADDED (2)WATER CLOSETS, (2)LAVATORIES AND (1)STALL SHOWER"},{"number":"445705","date":"2013-01-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-27","scope":"LIGHTS, RECEPTS, EXHAUST FAN, AND DISHWAHSER. ALL WORK DONE IN ACCORDANCE WITH 2008 NEC(COMMERCIAL)(EAST DIST)"},{"number":"443116","date":"2013-02-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-28","scope":"ADD KITCHEN/OFF PREMISES CATRERER, AND A OFFICE/STORAGE AREA"},{"number":"438892","date":"2013-04-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-10-09","scope":"BUILD A 52'X14' KITCHEN FACILLITY IN AN EXISTING WAREHOUSE - ADDITIONAL PERMITS ARE REQUIRED FOR GREASE HOOD, FIRE SUPPRESSION, HVAC, PLUMBING AND ELECTRICAL WORK. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"470021","date":"2013-07-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-08-27","scope":"INSTALLATION OF COMMERCIAL KITCHEN HOOD WET CHEMICAL EXTINGUISHING SYSTEM IN ACCORDANCE WITH NFPA 17A. SEE MECHANICAL PERMIT # 470023 FOR HOOD INSTALLATION. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"470023","date":"2013-07-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-27","scope":"INSTALLATION OF TYPE I COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED DUCTWORK, MAKEUP AIR FAN AND EXHAUST FANS PER PLANS; TWO (2) EXISTING EXHAUST FANS AT ROOF TO BE RELOCATED AND SET BACK FROM SIDE PROPERTY LINE PER PLAN (NO PRIOR PERMIT APPROVAL). SEE FIRE SUPPRESSION PERMIT # 470021 FOR WET CHEMICAL EXTINGUISHING SYSTEM. SEPARATE ELECTRICAL PERMIT REQUIRED."}],"storyTag":"Renovated & sold on","storyDelta":1.38,"timeline":[{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"sale","p":300000},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"appeal","w":"Appeal granted with conditions"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2023,"k":"sale","p":715000}],"rented":false,"licenses":[{"number":"637499","type":"Food Caterer","status":"Inactive","businessName":"FOOD DESIGN INC","legalName":"FOOD DESIGN INC","address":"4429-31 WHITAKER AVE","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2014-08-05","latestIssueDate":"2019-07-13","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"0959946","type":"Food Caterer","status":"Inactive","businessName":"Philly flowers and Edibles Inc","legalName":"Philly flowers and Edibles Inc","address":"4429-31 WHITAKER AVE","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2024-08-28","latestIssueDate":"2024-08-28","expirationDate":"2025-08-27","inactiveDate":"2025-10-26"}],"licenseActivity":[{"number":"0959946","type":"Food Caterer","businessName":"Philly flowers and Edibles Inc","legalName":"Philly flowers and Edibles Inc","issuedDate":"2024-08-28","latestIssueDate":"2024-08-28","closureDate":"2025-10-26","expirationDate":"2025-08-27","inactiveDate":"2025-10-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"637499","type":"Food Caterer","businessName":"FOOD DESIGN INC","legalName":"FOOD DESIGN INC","issuedDate":"2014-08-05","latestIssueDate":"2019-07-13","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 110% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $406,800 to $855,100","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #443116: 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Caterer #637499: Inactive since Jun 29, 2020; Food Caterer #0959946: Inactive since Oct 26, 2025","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/"}],"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/"}]}