{"asOf":"2026-07-27T11:40:03.037Z","block":"2800-2899 COTTMAN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-cottman-ave","address":"2801 COTTMAN AVE","parcelNumber":"882047229","source":"https://property.phila.gov/?p=882047229","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"220","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"JUDITH K. LANGSFELD","coOwner":null,"marketValue":3048800,"landAssessment":2134200,"improvementAssessment":914600,"livableArea":4444,"yearBuilt":1990,"lastSale":{"price":10,"date":"2020-12-03T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04456929607279,"lng":-75.05324753002807,"geom":{"type":"Polygon","coordinates":[[[-75.053818864,40.044340336],[-75.053082719,40.045031338],[-75.052676179,40.044798264],[-75.053412325,40.044107264],[-75.053818864,40.044340336]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-004564","type":"Special Hazards Certification","inspectionDate":"2021-09-30","result":"Certified","expirationDate":"2022-09-30","buildingId":"1282138"},{"number":"BC-2022-009451","type":"Special Hazards Certification","inspectionDate":"2022-07-12","result":"Certified","expirationDate":"2023-07-12","buildingId":"1282138"},{"number":"BC-2023-010232","type":"Special Hazards Certification","inspectionDate":"2023-05-12","result":"Certified","expirationDate":"2024-05-12","buildingId":"1282138"},{"number":"BC-2023-024398","type":"Special Hazards Certification","inspectionDate":"2023-11-30","result":"Certified","expirationDate":"2024-11-30","buildingId":"1282138"},{"number":"BC-2024-015231","type":"Special Hazards Certification","inspectionDate":"2024-05-24","result":"Certified","expirationDate":"2025-05-24","buildingId":"1282138"},{"number":"BC-2024-030146","type":"Special Hazards Certification","inspectionDate":"2024-11-08","result":"Certified","expirationDate":"2025-11-08","buildingId":"1282138"},{"number":"BC-2024-031232","type":"Special Hazards Certification","inspectionDate":"2024-11-20","result":"Certified","expirationDate":"2025-11-20","buildingId":"1282138"},{"number":"BC-2025-012471","type":"Special Hazards Certification","inspectionDate":"2025-05-08","result":"Certified","expirationDate":"2026-05-08","buildingId":"1282138"},{"number":"BC-2025-029083","type":"Special Hazards Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1282138"},{"number":"BC-2026-013697","type":"Special Hazards Certification","inspectionDate":"2026-05-13","result":"Certified","expirationDate":"2027-05-13","buildingId":"1282138"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":1,"lotArea":45429,"zoning":"CA1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"TWO NESHAMINY INTERPLEX DR, FEASTERVILLE TREVOSE PA, 19053","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING TAKE-OUT RESTAURANT, FOR THE CREATION OF SIXTY (60) ACCESSORY PARKING SPACES WITH TANDUM DRIVE-THRUS.  SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS.","status":"Completed","outcome":"Granted","date":"2020-10-07","number":"ZP-2020-001252","relatedPermit":"ZP-2020-001252"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1490300,"taxable":1490300,"land":1043200,"improvement":447100,"taxableLand":1043200,"taxableImprovement":447100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1490300,"taxable":1490300,"land":1043200,"improvement":447100,"taxableLand":1043200,"taxableImprovement":447100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1491400,"taxable":1491400,"land":1043980,"improvement":447420,"taxableLand":1043980,"taxableImprovement":447420,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1491400,"taxable":1491400,"land":1043980,"improvement":447420,"taxableLand":1043980,"taxableImprovement":447420,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3048800,"taxable":3048800,"land":2134200,"improvement":914600,"taxableLand":2134200,"taxableImprovement":914600,"exemptLand":0,"exemptImprovement":0}],"taxNow":20877,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-001252","date":"2020-09-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING TAKE-OUT RESTAURANT, FOR THE CREATION OF SIXTY (60) ACCESSORY PARKING SPACES WITH TANDUM DRIVE-THRUS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS. SIGNS APPROVED UNDER SEPARATE PERMIT."},{"number":"ZP-2020-007862","date":"2020-10-19","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF FIVE ACCESSORY SIGNAGE AS FILLOWS: FOR THE ERECTION TWO(2) WINDOW SIGNS ( NOT MORE THAN 20% OF WINDOW GLARE AREA), FOR THE ERECTION OF TWO(2) MENU BOARD ( AREA 20 SF EACH), FOR THE ERECTION OF TWO(2) DIRECTIONAL SIGNS,"},{"number":"MP-2020-005862","date":"2020-11-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-03-30","scope":"Interior and exterior alterations to existing one-story eat-in/take-out restaurant, including interior demolition of non-bearing walls and alterations to bathrooms, dining area, kitchen, and basement storage; to include rear addition as well as other alterations as per attached documents. Zoning as per application # ZP-2020-001252. **asbestos removal required?prior to the start of construction***2018 IEBC**"},{"number":"CP-2020-003715","date":"2020-11-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-06","scope":"Interior and exterior alterations to existing one-story eat-in/take-out restaurant, including interior demolition of non-bearing walls and alterations to bathrooms, dining area, kitchen, and basement storage; to include rear addition as well as other alterations as per attached documents. Zoning as per application # ZP-2020-001252. **asbestos removal required prior to the start of construction***2018 IEBC** AMENDED AS OF 12.16.2020: To amend CP-2020-003715 to show plan revisions, including: FOR A REVISED EXTERIOR ELEVATIONS, REVISION OF CELLAR AND GROUND FLOOR LAYOUTS."},{"number":"PP-2020-013733","date":"2020-11-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-30","scope":"Interior and exterior alterations to existing one-story eat-in/take-out restaurant, including interior demolition of non-bearing walls and alterations to bathrooms, dining area, kitchen, and basement storage; to include rear addition as well as other alterations as per attached documents. Zoning as per application # ZP-2020-001252. **asbestos removal required?prior to the start of construction***2018 IEBC**"},{"number":"GP-2020-006234","date":"2020-12-02","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2021-09-13","scope":"FOR THE ERECTION OF SIX (6) ACCESSORY STATICALLY ILLUMINATED FLATWALL SIGN, THREE (3) PROJECTIONG SIGN, AND SIX (6) FREESTANDING SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. FOR SIGNS ACCESSORY TO TAKE-OUT RESTAURANT."},{"number":"EP-2020-010564","date":"2020-12-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-30","scope":"Interior and exterior alterations to existing one-story eat-in/take-out restaurant, including interior demolition of non-bearing walls and alterations to bathrooms, dining area, kitchen, and basement storage; to include rear addition as well as other alterations as per attached documents. Zoning as per application # ZP-2020-001252. **asbestos removal required?prior to the start of construction***2018 IEBC**"},{"number":"GP-2020-010708","date":"2021-01-13","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2021-09-13","scope":"FOR THE ERECTION OF ACCESSORY SIGNS TO THE EXISTING RESTAURANT AS PER APPROVED PLANS."},{"number":"FP-2021-000300","date":"2021-02-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-30","scope":"Install (3) Three Ansul R-102 Wet Chemical Fire Suppression Systems for protection of (3) three Type 1 Commercial Kitchen Exhaust Hoods. See Mechanical Kitchen Hood Permit #MP-2020-005862 Issued 11/20/2020 for approved Kitchen Hoods."},{"number":"PP-2021-002388","date":"2021-02-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-30","scope":"Excavate ditch and replace approximately 180 ft of 4 inch SV cast iron sanitary main to the curb. Replace curb trap, vent and vent box. Backfill ditch."},{"number":"EP-2021-002153","date":"2021-03-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-27","scope":"Installing up to 26 data cables for Kiosks and Front Counter as per 2017 nec."},{"number":"AP-2021-002475","date":"2021-03-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-04-07","scope":"Certificate of Occupancy for a take-out/eat-in restaurant. See CP-2020-003715 for fit out permit."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[{"number":"278746","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MICALE FAMILY LP","legalName":"MICALE FAMILY LP","address":"2801 COTTMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-08-16","latestIssueDate":"2011-07-23","expirationDate":"2012-07-31","inactiveDate":null},{"number":"208288","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MICALE MGMT CORP","legalName":"MICALE MGMT CORP","address":"2801 COTTMAN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-08-16","latestIssueDate":"2018-03-30","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"511638","type":"Dumpster License - Private Property","status":"Active","businessName":"MICALE FAMILY L P (MCDONALDS)","legalName":"MICALE FAMILY L P","address":"2801 COTTMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-16","latestIssueDate":"2013-07-31","expirationDate":null,"inactiveDate":null},{"number":"796638","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Muni Mahavir LLC","legalName":"Muni Mahavir LLC ","address":"2801 COTTMAN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-12-10","latestIssueDate":"2025-11-26","expirationDate":"2026-12-09","inactiveDate":null}],"licenseActivity":[{"number":"796638","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Muni Mahavir LLC","legalName":"Muni Mahavir LLC ","issuedDate":"2018-12-10","latestIssueDate":"2025-11-26","closureDate":null,"expirationDate":"2026-12-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"511638","type":"Dumpster License - Private Property","businessName":"MICALE FAMILY L P (MCDONALDS)","legalName":"MICALE FAMILY L P","issuedDate":"2010-08-16","latestIssueDate":"2013-07-31","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"278746","type":"Dumpster License - Private Property","businessName":"MICALE FAMILY LP","legalName":"MICALE FAMILY LP","issuedDate":"2004-08-16","latestIssueDate":"2011-07-23","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208288","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MICALE MGMT CORP","legalName":"MICALE MGMT CORP","issuedDate":"2004-08-16","latestIssueDate":"2018-03-30","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 104% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,491,400 to $3,048,800","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GP-2020-006234 (Expired), GP-2020-010708 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278746: Inactive; Food Preparing and Serving (30+ SEATS) #208288: Inactive since Jun 29, 2019","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through May 13, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}