{"asOf":"2026-07-29T14:57:45.341Z","block":"700-799 ADAMS AVE","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-adams-ave","address":"746-48 ADAMS AVE","parcelNumber":"882051210","source":"https://property.phila.gov/?p=882051210","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":"WHITAKER JAMES L 3RD","coOwner":null,"marketValue":1175700,"landAssessment":822900,"improvementAssessment":352800,"livableArea":3458,"yearBuilt":1950,"lastSale":{"price":1,"date":"1986-04-25T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.032247833602085,"lng":-75.10655268065092,"geom":{"type":"Polygon","coordinates":[[[-75.106198082,40.032225432],[-75.106570029,40.031963918],[-75.106907976,40.032272739],[-75.10652293,40.032522717],[-75.106198082,40.032225432]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":19652,"zoning":"CA2","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1910 ARK RD, HAINESPORT NJ, 08036","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":611500,"taxable":611500,"land":196500,"improvement":415000,"taxableLand":196500,"taxableImprovement":415000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":611500,"taxable":611500,"land":196500,"improvement":415000,"taxableLand":196500,"taxableImprovement":415000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":765800,"taxable":765800,"land":202394,"improvement":563406,"taxableLand":202394,"taxableImprovement":563406,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":765200,"taxable":765200,"land":229560,"improvement":535640,"taxableLand":229560,"taxableImprovement":535640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":765200,"taxable":765200,"land":229560,"improvement":535640,"taxableLand":229560,"taxableImprovement":535640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":765200,"taxable":765200,"land":229560,"improvement":535640,"taxableLand":229560,"taxableImprovement":535640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":765200,"taxable":765200,"land":229560,"improvement":535640,"taxableLand":229560,"taxableImprovement":535640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":836200,"taxable":836200,"land":585308,"improvement":250892,"taxableLand":585308,"taxableImprovement":250892,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":836200,"taxable":836200,"land":585308,"improvement":250892,"taxableLand":585308,"taxableImprovement":250892,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":864500,"taxable":864500,"land":605150,"improvement":259350,"taxableLand":605150,"taxableImprovement":259350,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":864500,"taxable":864500,"land":605150,"improvement":259350,"taxableLand":605150,"taxableImprovement":259350,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1175700,"taxable":1175700,"land":822900,"improvement":352800,"taxableLand":822900,"taxableImprovement":352800,"exemptLand":0,"exemptImprovement":0}],"taxNow":12101,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"917924","date":"2018-10-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"FOR THE ERECTION OF A NEW ARCHITECTURAL FACADE/REFACING OF EXISTING RESTAURANT;FOR THE REMOVAL OF ALL EXISTING SIGNS ON LOT AND EXISTING ONE(1) S/F FREE-STANDING SIGN REMAINS;FOR THE ERECTION OF FOUR(4) FLATWALL SIGNS(SIGN A, B & SIGN C),FOR THE ERECTION OF TWO(2) WINDOW SIGNS ( NTE 20% OF TOTAL WINDOWS GLAZED AREA)(SIGN D), FOR THE ERECTION OF TWO(2) S/F FREE-STANDING SIGNS( MENU BOARD SIGNS)( SIGN E & F),FOR THE ERECTION OF TWO(2) CLEARENCE SIGNS( SIGN G&I) AND FOR THE ERECTION OF TWO(2) DIRECTION SIGNS(4.6 SF EACH/AREA)( SIGN H).SIZE AND LOCATION AS SHOWN IN THE APPLICATION.FOR THE REMOVAL OF ALL EXISTING SIGNS ON LOT AND EXISTING ONE(1) S/F FREE-STANDING SIGN REMAINS;FOR THE ERECTION OF FOUR(4) FLATWALL SIGNS(SIGN A, SIGN B AND SIGN C),FOR THE ERECTION OF TWO(2) WINDOW SIGNS ( NTE 20% OF TOTAL WINDOWS GLAZED AREA)(SIGN D), FOR THE ERECTION OF TWO(2) S/F FREE-STANDING SIGNS( MENU BOARD SIGNS)( SIGN E AND F),FOR THE ERECTION OF TWO(2) CLEARENCE SIGNS ( SIGN G&I) AND FOR THE ERECTION OF TWO(2) DIRECTION SIGNS(4.6 SF EACH/AREA)( SIGN H) ALL ACCESSORY TO EXISTING TAKE-OUT RESTAURANT WITH DRIVE THROUGH WINDOW WITH ALL EXISTING ACCESSORY PARKING SPACES AS PREVIOUSLY APPROVED.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"1007755","date":"2019-09-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-09-25","scope":"SAME. NO CHANGE OTHER THAN THE FOLLOWING 1)ADDITION OF ONE ADDITIONAL MENU BOARD (SIGN E -TWO TOTAL), 2) MINOR DEMOLITION (50 SF AS PER PLANS) AND ADDITION OF 142 SF ADDITION (AS PER PLANS)(NET INCREASE OF 92 SF). 3) ALL SIGN AND SITE PLAN CHANGES ARE ATTACHED/SUBMITTED PROPOSED ZONING AND SIGN PLANS (C-1) AND C-4) AND ARCHITECTURAL PLANS (A2.0 AND A2.1) THIS APPLICATION IS FILED WITHOUT PREJUDICE TO, OR ABANDONMENT OF, ALL PRIOR PERMITS AND APPROVALS."},{"number":"1014606","date":"2019-10-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"FOR THE INTERIOR AND EXTERIOR ALTERATIONS TO EXISTING RESTAURANT AS PER APPROVED PLAN. BUILDING IS NOT REQUIRED TO BE SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP AND SIGN WORK."},{"number":"1018721","date":"2019-10-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1014611","date":"2019-10-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"INSTALLATION OF FOUR (4) INTERNALLY ILLUMINATED FLAT-WALL SIGNS [SIGNS 'A', 'B' & 'C'] AND TWO (2) FREE-STANDING LED DIGITAL DISPLAY SIGNS [SIGN 'E'] AND FOR THE DOCUMENTATION OF TWO (2) NON-ILLUMINATED PROJECTING DIRECTIONAL SIGNS [SIGN 'D'] AND TWO (2) NON-ILLUMINATED FREE-STANDING DIRECTIONAL SIGNS [SIGN 'F'] AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"1022986","date":"2019-11-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"INSTALL 65 RECESSED LIGHTS, 6 PENDANT LIGHTS, 10 ISOLATED GROUND RECEPTACLES, 6 GFCI RECEPTACLES, EMERGENCY AND EXIT LIGHTS IN DINING AREA, 10 EXTERIOR BUILDING LIGHTS **BUILDING PERMIT#1014606**"},{"number":"1025665","date":"2019-11-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"RELOCATE EXISTING BATHROOMS NEW FIXTURES INSTALL PIPE AS NEEDED INSTALL NEW WATER SUPPLY AS NEEDED. CONNECT TO EXISTING SANITARY SYSTEM PER 2004 PHILA PLUMB CODE"},{"number":"1035647","date":"2019-12-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-19","scope":"REPLACE HOUSE TRAP 5\" AS PER 2004 PPC"},{"number":"PP-2020-000740","date":"2020-04-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-14","scope":"Replace building drain, curb trap and fresh air inlet per 2018 Philadelphia Plumbing Code."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Sign"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"514658","type":"Dumpster License - Private Property","status":"Active","businessName":"W G R ENTERPRISES LP","legalName":"W G R ENTERPRISES LP","address":"746-48 ADAMS AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-15","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"514658","type":"Dumpster License - Private Property","businessName":"W G R ENTERPRISES LP","legalName":"W G R ENTERPRISES LP","issuedDate":"2010-09-15","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 36% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $864,500 to $1,175,700","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 #917924: 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":"1 fire/suppression-related permit 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":"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/"}]}