{"asOf":"2026-07-26T05:37:06.630Z","block":"9400-9499 LANSFORD ST","blockUrl":"https://philadelphia.blockreport.homes/block/9400-9499-lansford-st","address":"9458 LANSFORD ST","parcelNumber":"882068610","source":"https://property.phila.gov/?p=882068610","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MA0","buildingCodeNew":"232","buildingClass":"SHOP CENT N'HOOD MASONRY","buildingClassNew":"NBHD SHOPPING CENTER","useLabel":"Store","owner":"GRANT ACADEMY ASSOCIATES","coOwner":null,"marketValue":4139300,"landAssessment":2897500,"improvementAssessment":1241800,"livableArea":25871,"yearBuilt":1970,"lastSale":{"price":112000,"date":"1991-06-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06778632862226,"lng":-75.00757362168163,"geom":{"type":"Polygon","coordinates":[[[-75.007767036,40.067196091],[-75.00788,40.067197207],[-75.008278324,40.067288476],[-75.008126862,40.067690039],[-75.007845661,40.068197092],[-75.007530086,40.068410962],[-75.006991268,40.068202719],[-75.006898448,40.06786953],[-75.007029175,40.067837137],[-75.006949409,40.067596696],[-75.007166309,40.06754097],[-75.007327969,40.067475235],[-75.00745258,40.067411438],[-75.007767036,40.067196091]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":1,"lotArea":104035,"zoning":"CA2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 6817, BRIDGEWATER NJ, 08807","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3607000,"taxable":3607000,"land":2080700,"improvement":1526300,"taxableLand":2080700,"taxableImprovement":1526300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3607000,"taxable":3607000,"land":2080700,"improvement":1526300,"taxableLand":2080700,"taxableImprovement":1526300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3677300,"taxable":3677300,"land":735419,"improvement":2941881,"taxableLand":735419,"taxableImprovement":2941881,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3386000,"taxable":3386000,"land":677200,"improvement":2708800,"taxableLand":677200,"taxableImprovement":2708800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3386000,"taxable":3386000,"land":677200,"improvement":2708800,"taxableLand":677200,"taxableImprovement":2708800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3386000,"taxable":3386000,"land":677200,"improvement":2708800,"taxableLand":677200,"taxableImprovement":2708800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3386000,"taxable":3386000,"land":677200,"improvement":2708800,"taxableLand":677200,"taxableImprovement":2708800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3599900,"taxable":3599900,"land":2519965,"improvement":1079935,"taxableLand":2519965,"taxableImprovement":1079935,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3599900,"taxable":3599900,"land":2519965,"improvement":1079935,"taxableLand":2519965,"taxableImprovement":1079935,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3596100,"taxable":3596100,"land":2517270,"improvement":1078830,"taxableLand":2517270,"taxableImprovement":1078830,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3596100,"taxable":3596100,"land":2517270,"improvement":1078830,"taxableLand":2517270,"taxableImprovement":1078830,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4139300,"taxable":4139300,"land":2897500,"improvement":1241800,"taxableLand":2897500,"taxableImprovement":1241800,"exemptLand":0,"exemptImprovement":0}],"taxNow":50338,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2024-005272","date":"2024-11-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-04","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2024-011934","date":"2024-12-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-31","scope":"*Demo portions of teller line on overtime in phases per P. Agness plan; re-support as needed electrical, security, etc. for teller areas not in that phase to stay functioning. • Re-terminate/extend power/install new circuits where/if necessary for ITMs. • Re-install teller indicator lights after demolition. • Re-locate the CCTV monitor as necessary. • Re-use and Relocate Existing Cat. 6 cables. 2017 NEC. • Provide boxes were needed Low Voltage"},{"number":"FP-2025-000344","date":"2025-02-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-04","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 2 existing sprinkler heads"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"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/"}]}