{"asOf":"2026-07-24T19:12:15.619Z","block":"11700-11799 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/11700-11799-bustleton-ave","address":"11709 BUSTLETON AVE","parcelNumber":"882095100","source":"https://property.phila.gov/?p=882095100","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"235","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"DEPARTMENT STORE","useLabel":"Commercial","owner":"POSEL ENTERPRISES","coOwner":null,"marketValue":804100,"landAssessment":562800,"improvementAssessment":241300,"livableArea":2726,"yearBuilt":1998,"lastSale":{"price":1,"date":"1955-01-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-007159","date":"2022-02-03","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-007448","date":"2022-02-04","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-008898","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-03","completedDate":"2022-02-16","violations":[{"number":"VI-2022-007159","date":"2022-02-03","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-007448","date":"2022-02-04","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2022-02-16","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-008898","date":"2022-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-008898","date":"2022-02-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.11929192506642,"lng":-75.01556293968312,"geom":{"type":"Polygon","coordinates":[[[-75.016523804,40.118521281],[-75.016227255,40.119046875],[-75.017509426,40.119471556],[-75.017281671,40.119818078],[-75.016696012,40.119607514],[-75.016427345,40.120170249],[-75.016951603,40.120336378],[-75.016894681,40.120425769],[-75.015808314,40.120043065],[-75.015608063,40.120501447],[-75.014252543,40.119983618],[-75.014682156,40.119566214],[-75.014097774,40.119232931],[-75.014666247,40.118429629],[-75.01490898,40.117985801],[-75.016523804,40.118521281]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-005432","type":"Special Hazards Certification","inspectionDate":"2024-02-27","result":"Certified","expirationDate":"2025-02-27","buildingId":"1345353"},{"number":"BC-2024-025545","type":"Special Hazards Certification","inspectionDate":"2024-09-18","result":"Certified","expirationDate":"2025-09-18","buildingId":"1345353"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19116","beds":null,"baths":null,"stories":1,"lotArea":15000,"zoning":"CA2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"212 WALNUT ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Violations Notwithstanding","status":"Closed","outcome":"Complete","date":"2024-03-06","number":"HA-2022-000620","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":615100,"taxable":615100,"land":288000,"improvement":327100,"taxableLand":288000,"taxableImprovement":327100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":615100,"taxable":615100,"land":288000,"improvement":327100,"taxableLand":288000,"taxableImprovement":327100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":804100,"taxable":804100,"land":201051,"improvement":603049,"taxableLand":201051,"taxableImprovement":603049,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":731800,"taxable":731800,"land":219540,"improvement":512260,"taxableLand":219540,"taxableImprovement":512260,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":731800,"taxable":731800,"land":219540,"improvement":512260,"taxableLand":219540,"taxableImprovement":512260,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":731800,"taxable":731800,"land":219540,"improvement":512260,"taxableLand":219540,"taxableImprovement":512260,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":731800,"taxable":731800,"land":219540,"improvement":512260,"taxableLand":219540,"taxableImprovement":512260,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":799700,"taxable":799700,"land":559760,"improvement":239940,"taxableLand":559760,"taxableImprovement":239940,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":799700,"taxable":799700,"land":559760,"improvement":239940,"taxableLand":559760,"taxableImprovement":239940,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":804200,"taxable":804200,"land":562940,"improvement":241260,"taxableLand":562940,"taxableImprovement":241260,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":804200,"taxable":804200,"land":562940,"improvement":241260,"taxableLand":562940,"taxableImprovement":241260,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":804100,"taxable":804100,"land":562800,"improvement":241300,"taxableLand":562800,"taxableImprovement":241300,"exemptLand":0,"exemptImprovement":0}],"taxNow":11257,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"382105","date":"2012-02-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-02-01","scope":"REMOVAL OF SHROUD, PROVIDE NEW MONOLITH ON BUSTLETON AND WOODHAVEN SIDES WITH VARIED HEIGHT. PROVIDE (1) NEW FLATWALL SIGN ON BUSTLETON AND WOODHAVEN SIDE FOR DUNKIN DONUTS."},{"number":"386119","date":"2012-03-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"EXTERIOR FACADE ALTERATIONS, PARAPET AND SHROUD, SIGNS, REPLACEMENT, REPAIRS."},{"number":"396689","date":"2012-04-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-07-13","scope":"INSTALL 2 FLATWALL SIGNS ( 10 FT. 3 INCHES X 3 FT 10 INCHES ) AS PER PLANS."},{"number":"ZP-2021-001819","date":"2021-03-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-02-16","scope":"FOR THE ERECTION OF ONE(1) STORY ADDITION ( MAX 14' HIGH ; 420 SF GFA) ON THE SAME LOT EXISTING STRUCTURES AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"EP-2021-002566","date":"2021-03-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Install a 125 amp 3/phase service from existing panel; in two inch EMT pipe and a 125 AMP 3/phase panel as per 2014 nec"},{"number":"MP-2021-003276","date":"2021-07-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-16","scope":"FOR THE INSTALLATION OF A TYPE I KITCHEN EXHAUST HOOD SERVING MEDIUM-DUTY APPLIANCES, TO INCLUDE MAKE-UP AIR FAN INSTALLATION AND EXHAUST FAN."},{"number":"CP-2021-003626","date":"2021-07-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-16","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE ON EXISTING SLAB AS PER PLANS."},{"number":"EP-2021-008112","date":"2021-08-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-13","scope":"Check pre-wired shed to make wiring to check to make sure wire was done by electrical code. Work already completed by others as per 2017 nec"},{"number":"FP-2021-001487","date":"2021-09-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-16","scope":"FOR THE INSTALLATION OF ONE (1) UL 300 LISTED WET CHEMCIAL EXTINGUISHING SYSTEM WITH SEVEN (7) FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPPRESSION SYSTEM TO SERVE ONE (1) EXISTING COMMERCIAL HOOD KITCHEN."},{"number":"PP-2021-013926","date":"2021-09-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-16","scope":"INSTALL 1- 3 COMPARTMENT SINK, 1 GREASE INTERCEPTOR, 1 MOP SINK, 1 HAND SINK, 1 FOOD PREP SINK, 1 - 30 GALLON HOT WATER HEATER ACCORDING TO THE 2018 PPC."},{"number":"ZP-2022-008594","date":"2022-07-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF EXISTING STRUCTURE; FOR THE ERECTION OF ONE(1) STRUCTURE. AS PART OF EXISTING AREA SHOPPING CENTER. SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"EP-2022-007797","date":"2022-08-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-07","scope":"Install 125 service cable and mc cable grounding system with 125 service disconnect. AS PER NEC 2017"},{"number":"PP-2022-012119","date":"2022-08-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-05","scope":"ALTER EXISTING BUILDING DRAIN ACCORDING TO THE 2018 PPC."},{"number":"CP-2023-002696","date":"2023-05-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-22","scope":"FOR THE INSTALLATION OF SWING GATES AS PER PLANS AND MANUFACTURERS SPECS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-004764","date":"2023-07-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-30","scope":"Electrical Permit for combo CP-2023-002696"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"880243","type":"Food Preparing and Serving","status":"Inactive","businessName":"West Gate Restaurant Group, LLC (Rocco's Italian Sausages)","legalName":"West Gate Restaurant Group, LLC","address":"11709 BUSTLETON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-10-26","latestIssueDate":"2021-10-26","expirationDate":"2022-10-25","inactiveDate":"2022-12-24"},{"number":"913157","type":"Food Preparing and Serving","status":"Inactive","businessName":"PBM North LLC (Rocco's Italian Sausage)","legalName":"PBM North LLC","address":"11709 BUSTLETON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-12-23","latestIssueDate":"2024-12-02","expirationDate":"2025-12-22","inactiveDate":"2026-02-20"},{"number":"1001349","type":"Food Preparing and Serving","status":"Active","businessName":"RMT Company Limited (Rocco's Italian Sausage)","legalName":"RMT Company Limited","address":"11709 BUSTLETON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-03-07","latestIssueDate":"2026-03-07","expirationDate":"2027-03-06","inactiveDate":null}],"licenseActivity":[{"number":"1001349","type":"Food Preparing and Serving","businessName":"RMT Company Limited (Rocco's Italian Sausage)","legalName":"RMT Company Limited","issuedDate":"2026-03-07","latestIssueDate":"2026-03-07","closureDate":null,"expirationDate":"2027-03-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"913157","type":"Food Preparing and Serving","businessName":"PBM North LLC (Rocco's Italian Sausage)","legalName":"PBM North LLC","issuedDate":"2022-12-23","latestIssueDate":"2024-12-02","closureDate":"2026-02-20","expirationDate":"2025-12-22","inactiveDate":"2026-02-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"880243","type":"Food Preparing and Serving","businessName":"West Gate Restaurant Group, LLC (Rocco's Italian Sausages)","legalName":"West Gate Restaurant Group, LLC","issuedDate":"2021-10-26","latestIssueDate":"2021-10-26","closureDate":"2022-12-24","expirationDate":"2022-10-25","inactiveDate":"2022-12-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["2 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #382105: COMPLETED. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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: EP-2022-007797 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Sep 18, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 16, 2022.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","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":"Food Preparing and Serving #880243: Inactive since Dec 24, 2022; Food Preparing and Serving #913157: Inactive since Feb 20, 2026","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":"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 2 historical violations 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/"}]}