{"asOf":"2026-07-28T17:18:52.746Z","block":"500-599 PORT ROYAL AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-port-royal-ave","address":"518 PORT ROYAL AVE","parcelNumber":"882146500","source":"https://property.phila.gov/?p=882146500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"PORT ROYAL PARTNERS LLC","coOwner":null,"marketValue":4677700,"landAssessment":935500,"improvementAssessment":3742200,"livableArea":12150,"yearBuilt":1990,"lastSale":{"price":667777,"date":"2019-07-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-044719","date":"2021-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-044720","date":"2021-07-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-044721","date":"2021-07-11","code":"PM15-304.1(D)","title":"SIDING, WINDOWS, & DOORS","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-088292","date":"2024-10-28","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-088293","date":"2024-10-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-088294","date":"2024-10-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-068111","date":"2025-09-02","code":"F-5003.5","title":"HAZARD IDENTIFICATION SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-20","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-062200","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-11","completedDate":"2021-12-09","violations":[{"number":"VI-2021-044719","date":"2021-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-044720","date":"2021-07-11","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-044721","date":"2021-07-11","code":"PM15-304.1(D)","title":"SIDING, WINDOWS, & DOORS","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-115068","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-28","completedDate":"2025-01-14","violations":[{"number":"VI-2024-088292","date":"2024-10-28","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-088293","date":"2024-10-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-088294","date":"2024-10-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-094931","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-02","completedDate":"2025-10-20","violations":[{"number":"VI-2025-068111","date":"2025-09-02","code":"F-5003.5","title":"HAZARD IDENTIFICATION SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-20","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"68875","date":"2006-06-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"68875","date":"2006-08-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"68875","date":"2006-08-25","type":"BC INSP","status":"CLOSED"},{"caseNumber":"68875","date":"2006-10-20","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"CF-2021-062200","date":"2021-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-062200","date":"2021-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-062200","date":"2021-12-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-115068","date":"2024-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115068","date":"2024-12-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115068","date":"2025-01-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-094931","date":"2025-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094931","date":"2025-10-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.061123855669955,"lng":-75.23750264474276,"geom":{"type":"Polygon","coordinates":[[[-75.236557053,40.061044304],[-75.237727191,40.060272109],[-75.238312434,40.061275473],[-75.23817344,40.061822535],[-75.237333322,40.061625548],[-75.237099927,40.061552829],[-75.236879561,40.061459135],[-75.236675401,40.06134582],[-75.236478277,40.061203089],[-75.236458268,40.061162047],[-75.236465629,40.061118586],[-75.236557053,40.061044304]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-020795","type":"Fire Alarm Certification","inspectionDate":"2023-10-06","result":"Certified","expirationDate":"2024-10-06","buildingId":"1121608"},{"number":"BC-2024-033300","type":"Sprinkler Certification","inspectionDate":"2024-10-01","result":"Certified","expirationDate":"2025-10-01","buildingId":"1121608"},{"number":"BC-2024-033873","type":"Fire Alarm Certification","inspectionDate":"2024-10-09","result":"Certified","expirationDate":"2025-10-09","buildingId":"1121608"},{"number":"BC-2024-028275","type":"Fire Alarm Certification","inspectionDate":"2024-10-09","result":"Deficient","expirationDate":null,"buildingId":"1121608"},{"number":"BC-2025-027281","type":"Fire Alarm Certification","inspectionDate":"2025-10-07","result":"Certified","expirationDate":"2026-10-07","buildingId":"1121608"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":1,"lotArea":167797,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2001 GATEWAY PL, SAN JOSE CA, 95110","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Violation notice was postmarked 7/15 and not received until 7/20.  There was no way we could file an appeal by 7/17 as stated on the notice.   We would like an extension of the 8/15 due date for repair completion and fine accrual.   We are ","status":"Closed","outcome":"Complete","date":"2023-06-12","number":"HA-2021-003016","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2277900,"taxable":2277900,"land":1342400,"improvement":935500,"taxableLand":1342400,"taxableImprovement":935500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2277900,"taxable":2277900,"land":1342400,"improvement":935500,"taxableLand":1342400,"taxableImprovement":935500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4380000,"taxable":4380000,"land":876000,"improvement":3504000,"taxableLand":876000,"taxableImprovement":3504000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4376000,"taxable":4376000,"land":1094000,"improvement":3282000,"taxableLand":1094000,"taxableImprovement":3282000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4376000,"taxable":4376000,"land":1094000,"improvement":3282000,"taxableLand":1094000,"taxableImprovement":3282000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4376000,"taxable":4376000,"land":1094000,"improvement":3282000,"taxableLand":1094000,"taxableImprovement":3282000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4376000,"taxable":4376000,"land":1094000,"improvement":3282000,"taxableLand":1094000,"taxableImprovement":3282000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3705800,"taxable":3705800,"land":2594027,"improvement":1111773,"taxableLand":2594027,"taxableImprovement":1111773,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3705800,"taxable":3705800,"land":2594027,"improvement":1111773,"taxableLand":2594027,"taxableImprovement":1111773,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3705800,"taxable":3705800,"land":2594060,"improvement":1111740,"taxableLand":2594060,"taxableImprovement":1111740,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3705800,"taxable":3705800,"land":2594060,"improvement":1111740,"taxableLand":2594060,"taxableImprovement":1111740,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4677700,"taxable":4677700,"land":935500,"improvement":3742200,"taxableLand":935500,"taxableImprovement":3742200,"exemptLand":0,"exemptImprovement":0}],"taxNow":51874,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"295914","date":"2010-08-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-11-22","scope":"REMOVE COOLERSW/FREEZERS AND RELOCATE. REMOVE PHOTO LAB AND REPLACE WITH NEW, REPLACE CARPET FOR PHARMACY."},{"number":"310428","date":"2010-11-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL PANEL, FEEDER, LIGHT FIXTURES & POWER TO EQUIPMENT. RELOCATE LIGHT FIXTURES."},{"number":"309005","date":"2010-12-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"LEGALIZATION OF ALL SIGNS AS SHOWN ON PLANS, NO INTENTION TO ABANDON ANY USES CURRENTLY APPROVED"},{"number":"793117","date":"2017-09-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-12-01","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR REMODEL OF EXISTING RETAIL PHARMACY AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"814995","date":"2017-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-02","scope":"ISNTALL ATM OUTLET, ELECTRIC IN PHOT LAB, DEMO 3 POWER POLES, INSTALL 1 NEW ONE, RELOCATE 16 LIGHTS, & REPLACE LAMPS AS NEEDED AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"CP-2021-007398","date":"2021-10-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-10","scope":"MAKE SAFE - FOR REPAIRS OF WALL DAMAGED BY VEHICLE IMPACT AS PER PLAN TO RESOLVE CASE #CF-2021-062200."}],"storyTag":"Renovated & sold on","storyDelta":3.51,"timeline":[{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2019,"k":"sale","p":6677777},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":false,"licenses":[{"number":"332990","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"518 PORT ROYAL AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-08-16","latestIssueDate":"2026-04-06","expirationDate":"2027-04-30","inactiveDate":null},{"number":"387789","type":"Dumpster License - Private Property","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"518 PORT ROYAL AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-10-13","latestIssueDate":"2013-08-10","expirationDate":null,"inactiveDate":null},{"number":"376950","type":"Hazardous Materials","status":"Inactive","businessName":"HENRY PHILADELPHIA CVS INC - STORE #2783 (ATTN:DIANNE DURAND LIC COORDIN)","legalName":"HENRY PHILADELPHIA CVS INC - STORE #2783","address":"518 PORT ROYAL AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-10-19","latestIssueDate":"2009-11-10","expirationDate":"2010-12-31","inactiveDate":"2011-06-09"}],"licenseActivity":[{"number":"376950","type":"Hazardous Materials","businessName":"HENRY PHILADELPHIA CVS INC - STORE #2783 (ATTN:DIANNE DURAND LIC COORDIN)","legalName":"HENRY PHILADELPHIA CVS INC - STORE #2783","issuedDate":"2006-10-19","latestIssueDate":"2009-11-10","closureDate":"2011-06-09","expirationDate":"2010-12-31","inactiveDate":"2011-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"387789","type":"Dumpster License - Private Property","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2006-10-13","latestIssueDate":"2013-08-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"332990","type":"Food Establishment, Retail Perm Location (Large)","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2005-08-16","latestIssueDate":"2026-04-06","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,705,800 to $4,677,700","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 #309005: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 7, 2026; Sprinkler Certification: Certified through Oct 1, 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":"7 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 20, 2025.","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":"Hazardous Materials #376950: Inactive since Jun 9, 2011","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/"}],"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/"}]}