{"asOf":"2026-07-27T14:52:31.029Z","block":"1200-1299 S 28TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-28th-st","address":"1209-13 S 28TH ST","parcelNumber":"882060090","source":"https://property.phila.gov/?p=882060090","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"QA0","buildingCodeNew":"256","buildingClass":"CLEANING L'DRY/DR CL MAS","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Commercial","owner":"JMWD HOLDINGS INC","coOwner":null,"marketValue":703900,"landAssessment":140700,"improvementAssessment":563200,"livableArea":2400,"yearBuilt":2010,"lastSale":{"price":1,"date":"2015-12-21T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":9074.36,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":9074.36,"principalDue":7612.82,"penaltyDue":456.77,"interestDue":399.68,"otherChargesDue":605.09,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-12-10","assessmentYear":2022,"totalAssessment":585700,"taxableAssessment":585700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":8198.63,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93878362238099,"lng":-75.18988429157535,"geom":{"type":"Polygon","coordinates":[[[-75.189783664,39.938749341],[-75.189791605,39.938715328],[-75.190000649,39.938742836],[-75.189977983,39.938851428],[-75.18976783,39.938824992],[-75.189783664,39.938749341]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-006393","type":"Fire Alarm Certification","inspectionDate":"2026-03-04","result":"Certified","expirationDate":"2027-03-04","buildingId":"1439813"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":1,"lotArea":2400,"zoning":"I2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"115 DRUMMOND FARMS LA, NEWARK DE, 19711","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM THREE (3) LOTS, FOR THE ERECTION OF A ONE (1) STORY STRUCTURE MAX HEIGHT NOT TO EXCEED 15 FT FOR USE AS A SELF SERVICE LAUNDROMAT.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-03-14","number":"1042","relatedPermit":null}],"taxYears":[{"year":2016,"total":1506.22,"principal":1291.49,"interest":29.86,"penalty":12.91}],"taxNet":1506.22,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":220800,"taxable":220800,"land":48000,"improvement":172800,"taxableLand":48000,"taxableImprovement":172800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":220800,"taxable":220800,"land":48000,"improvement":172800,"taxableLand":48000,"taxableImprovement":172800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":582000,"taxable":582000,"land":116379,"improvement":465621,"taxableLand":116379,"taxableImprovement":465621,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":581400,"taxable":581400,"land":116280,"improvement":465120,"taxableLand":116280,"taxableImprovement":465120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":585700,"taxable":585700,"land":117140,"improvement":468560,"taxableLand":117140,"taxableImprovement":468560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":585700,"taxable":585700,"land":117140,"improvement":468560,"taxableLand":117140,"taxableImprovement":468560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":585700,"taxable":585700,"land":117140,"improvement":468560,"taxableLand":117140,"taxableImprovement":468560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":640000,"taxable":640000,"land":128002,"improvement":511998,"taxableLand":128002,"taxableImprovement":511998,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":640000,"taxable":640000,"land":128002,"improvement":511998,"taxableLand":128002,"taxableImprovement":511998,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":640000,"taxable":640000,"land":128000,"improvement":512000,"taxableLand":128000,"taxableImprovement":512000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":640000,"taxable":640000,"land":128000,"improvement":512000,"taxableLand":128000,"taxableImprovement":512000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":703900,"taxable":703900,"land":140700,"improvement":563200,"taxableLand":140700,"taxableImprovement":563200,"exemptLand":0,"exemptImprovement":0}],"taxNow":8959,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"43478","date":"2007-03-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-03-15","scope":"SELF-SERVICE COIN-OP LAUNDROMAT, COMBINE 3 LOTS INTO 1 LOT NEW CONSTRUCTION"},{"number":"67389","date":"2007-04-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-04-12","scope":"ERECTION OF A ONE STORY STRUCTURE FOR USE AS A SELF SERVE LAUNDROMAT (SEE APPL # 43478 W/ PROVISO), ERECTION OF ONE(1) 4'X8' INTERNALLY-ILLUMINATED FLATWALL SIGN AS PER ATTACHED PLANS"},{"number":"68165","date":"2007-04-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-04-12","scope":"ERECTION OF A ONE STORY STRUCTURE FOR USE AS A SELF SERVE LAUNDROMAT (SEE APPL # 43478 W/ PROVISO), ERECTION OF ONE(1) 4'X8' INTERNALLY-ILLUMINATED FLATWALL SIGN AS PER ATTACHED PLANS"},{"number":"74275","date":"2007-06-07","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2008-08-12","scope":"CONSTRUCT ONE STORY LAUNDROMAT"},{"number":"93406","date":"2007-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-05","scope":"INSTALL NEW 2\" WATER SERVICE AND SUPPLY THROUGHOUT BLDG. INSTALL NEW 6\" LATERAL AND MAIN DRAIN, INSTALL DRAINS AND WATER FOR 2 PIECE POWDER ROOM (WC, LAV), DRAINS AND WATER FOR WASHING MACHINES (32)"},{"number":"89171","date":"2007-11-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"ELECTRIC SERVICE: 350 Amp Service, WIRING 2 CIRCUITS FOR LAUNDRY EQUIPMENT, LIGHTING, RECEPTACLES, EMERGENCY AND EXIT LIGHTS, HVAC, PER NEC. (SOUTH DIST) ELECTRIC SERVICE:350 Amp Service WIRING 2 CIRCUITS FOR LAUNDRY EQUIPMENT, LIGHTING, RECEPTACLES, EMERGENCY AND EXIT LIGHTS, HVAC, PER NEC. (SOUTH DIST)"},{"number":"165055","date":"2008-07-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-11","scope":"2 GOODMAN 5 TON ROOF TOP .100,000 BTU AND RELATED DUCT WORK"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"appeal","w":"Appeal granted with conditions"},{"y":2007,"k":"permit","w":"Zoning"},{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"New construction"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2007,"k":"permit","w":"New Construction"},{"y":2008,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$9,074 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1042: CLOSED · Granted with conditions. Use permit #67389: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 89171 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$9,074.36 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"Fire Alarm Certification: Certified through Mar 4, 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/"}]}