{"asOf":"2026-07-25T11:19:24.377Z","block":"8100-8199 STENTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8100-8199-stenton-ave","address":"8113 STENTON AVE","parcelNumber":"882063550","source":"https://property.phila.gov/?p=882063550","ownerType":"investor","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":"GIRARD PROPERTY LP","coOwner":null,"marketValue":717700,"landAssessment":143500,"improvementAssessment":574200,"livableArea":2205,"yearBuilt":1980,"lastSale":{"price":1,"date":"2012-12-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"1573769","date":"2010-01-19","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM 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19124","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":88.97,"principal":302.69,"interest":-300.42,"penalty":0}],"taxNet":88.97,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":620000,"taxable":620000,"land":308000,"improvement":312000,"taxableLand":308000,"taxableImprovement":312000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":620000,"taxable":620000,"land":308000,"improvement":312000,"taxableLand":308000,"taxableImprovement":312000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":624500,"taxable":624500,"land":437150,"improvement":187350,"taxableLand":437150,"taxableImprovement":187350,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":624400,"taxable":624400,"land":187320,"improvement":437080,"taxableLand":187320,"taxableImprovement":437080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":624400,"taxable":624400,"land":187320,"improvement":437080,"taxableLand":187320,"taxableImprovement":437080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":624400,"taxable":624400,"land":187320,"improvement":437080,"taxableLand":187320,"taxableImprovement":437080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":624400,"taxable":624400,"land":187320,"improvement":437080,"taxableLand":187320,"taxableImprovement":437080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":682300,"taxable":682300,"land":477609,"improvement":204691,"taxableLand":477609,"taxableImprovement":204691,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":682300,"taxable":682300,"land":477609,"improvement":204691,"taxableLand":477609,"taxableImprovement":204691,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":683600,"taxable":683600,"land":478520,"improvement":205080,"taxableLand":478520,"taxableImprovement":205080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":683600,"taxable":683600,"land":478520,"improvement":205080,"taxableLand":478520,"taxableImprovement":205080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":717700,"taxable":717700,"land":143500,"improvement":574200,"taxableLand":143500,"taxableImprovement":574200,"exemptLand":0,"exemptImprovement":0}],"taxNow":9569,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"127695","date":"2008-02-12","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-09-05","scope":"REMOVE UNDERGROUND TANK (500 GALLON) FUEL OIL"},{"number":"206931","date":"2009-03-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-03-25","scope":"USE TO DUNKIN DONUTS WITH DRIVE THRU WINDOW"},{"number":"231168","date":"2009-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-08-20","scope":"SIGNAGE AS PER PLANS"},{"number":"236484","date":"2009-10-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-14","scope":"BUILDING CONVERSION TO CREATE A DUNKIN DONUTS SATELLITE STORE, INCLUSIVE OF NEW WALLS, CEILING, FLOOR, EQUIPMENT, ROOF, AND ALL RELATED UTLILTY WORK AS PER PLAN. THIS PERMIT DOES NOT INCLUDE ANY PLUMBING, ELECTRICAL OR MECHANICAL INSTALLATIONS."},{"number":"237409","date":"2009-10-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-04-14","scope":"INSTALLATION OF HVAC DUCTWORK AND EQUIPMENT AS PART OF BLDG CONVERSION TO CREATE A DUNKIN DONUTS SATELLITE STORE."},{"number":"244614","date":"2009-11-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-04-14","scope":"FIXTURE INSTALLATION AND WATER HEATER"},{"number":"255415","date":"2010-01-28","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-04-29","scope":"INSTALLATION OF SIGNS. TWO ILLUMINATED DIRECTIONAL SIGNS, ONE INTERNATALLY ILLUMINATED ENTRANCE SIGN, ONE DRIVE THRU INTERNALLY ILLUMINATED SIGN, SIX CAFE STYLE AWNING SIGNS, AND TWO INTERNALLY ILLUMINATED WALL SIGNS."},{"number":"259487","date":"2010-02-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WIRE STORE ACCORDING TO 2005 NEC (NORTH DIST)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Demolition"},{"y":2008,"k":"demo"},{"y":2008,"k":"sale","p":300000},{"y":2009,"k":"permit","w":"Use"},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Sign"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"498907","type":"Food Preparing and Serving","status":"Active","businessName":"UNITED FOOD SYSTEMS INC (DUNKIN DONUTS)","legalName":"UNITED FOOD SYSTEMS INC","address":"8113 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-04-20","latestIssueDate":"2026-04-14","expirationDate":"2027-04-30","inactiveDate":null},{"number":"498909","type":"Dumpster License - Private Property","status":"Active","businessName":"UNITED FOOD SYSTEMS INC (DUNKIN DONUTS)","legalName":"UNITED FOOD SYSTEMS INC","address":"8113 STENTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-04-20","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"498909","type":"Dumpster License - Private Property","businessName":"UNITED FOOD SYSTEMS INC (DUNKIN DONUTS)","legalName":"UNITED FOOD SYSTEMS INC","issuedDate":"2010-04-20","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"498907","type":"Food Preparing and Serving","businessName":"UNITED FOOD SYSTEMS INC (DUNKIN DONUTS)","legalName":"UNITED FOOD SYSTEMS INC","issuedDate":"2010-04-20","latestIssueDate":"2026-04-14","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #206931: 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":"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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}