{"asOf":"2026-07-24T13:40:46.846Z","block":"2500-2599 S 69TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-69th-st","address":"2528-30 S 69TH ST","parcelNumber":"882395418","source":"https://property.phila.gov/?p=882395418","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"273","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Store","owner":"BALLAYAN DIGEN","coOwner":null,"marketValue":610700,"landAssessment":122100,"improvementAssessment":488600,"livableArea":5220,"yearBuilt":1960,"lastSale":{"price":130000,"date":"2017-01-19T05:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2022-045714","date":"2022-06-28","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-014217","date":"2024-03-05","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"SVN ISSUED","resolutionDate":"2024-03-05","resolution":"SVN ISSUED"},{"number":"VI-2024-084373","date":"2024-10-05","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038140","date":"2025-05-31","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038141","date":"2025-05-31","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038142","date":"2025-05-31","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038143","date":"2025-05-31","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038144","date":"2025-05-31","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2022-063281","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2022-06-28","completedDate":null,"violations":[{"number":"VI-2022-045714","date":"2022-06-28","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-017352","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-03-05","completedDate":null,"violations":[{"number":"VI-2024-014217","date":"2024-03-05","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"SVN ISSUED","resolutionDate":"2024-03-05","resolution":"SVN ISSUED"}]},{"number":"CF-2024-109444","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AIU COMPLAINT INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-10-05","completedDate":null,"violations":[{"number":"VI-2024-084373","date":"2024-10-05","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-050887","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-05-31","completedDate":null,"violations":[{"number":"VI-2025-038140","date":"2025-05-31","code":"A-301.6/1","title":"PLANS REQUIRED TO COMPLY","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038141","date":"2025-05-31","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038142","date":"2025-05-31","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038143","date":"2025-05-31","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-038144","date":"2025-05-31","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2022-063281","date":"2022-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063281","date":"2022-08-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063281","date":"2022-09-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-017352","date":"2024-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-109444","date":"2024-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-050887","date":"2025-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-050887","date":"2025-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-050887","date":"2025-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-050887","date":"2025-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-050887","date":"2026-01-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":3,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":8986.3,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":8986.3,"principalDue":6310.09,"penaltyDue":556.92,"interestDue":894.35,"otherChargesDue":1224.94,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-10-15","assessmentYear":2022,"totalAssessment":176100,"taxableAssessment":176100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2465.05,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.917480063444984,"lng":-75.23569034096965,"geom":{"type":"Polygon","coordinates":[[[-75.235603051,39.917660278],[-75.235448264,39.917527491],[-75.23577763,39.917299849],[-75.235932418,39.917432635],[-75.235603051,39.917660278]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":1,"lotArea":8069,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"300 BRADY LA, MIDDLETOWN DE, 19709","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A BANQUET HALL FOR MORE THAN FIFTY (50) PEOPLE (NIGHT CLUBS AND PRIVATE CLUBS) (NO ACTIVITIES AS DEFINED IN 14-601 (7) OF PHILADELPHIA ZONING CODE) IN AN EXISTING\nSTRUCTURE.","status":"OPEN","outcome":"Denied","date":"2017-08-30","number":"30299","relatedPermit":"765925"},{"type":"ZBA Permit Denial - Special Exception","grounds":"Permit For the proposed use, Event Assembly Facility, within an existing structure.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2026-07-08","number":"ZP-2025-005067","relatedPermit":"ZP-2025-005067"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":175300,"taxable":175300,"land":119100,"improvement":56200,"taxableLand":119100,"taxableImprovement":56200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":190400,"taxable":190400,"land":38101,"improvement":152299,"taxableLand":38101,"taxableImprovement":152299,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":174800,"taxable":174800,"land":34960,"improvement":139840,"taxableLand":34960,"taxableImprovement":139840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":176100,"taxable":176100,"land":35220,"improvement":140880,"taxableLand":35220,"taxableImprovement":140880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":176100,"taxable":176100,"land":35220,"improvement":140880,"taxableLand":35220,"taxableImprovement":140880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":176100,"taxable":176100,"land":35220,"improvement":140880,"taxableLand":35220,"taxableImprovement":140880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":281600,"taxable":281600,"land":56320,"improvement":225280,"taxableLand":56320,"taxableImprovement":225280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":281600,"taxable":281600,"land":56320,"improvement":225280,"taxableLand":56320,"taxableImprovement":225280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":281100,"taxable":281100,"land":56220,"improvement":224880,"taxableLand":56220,"taxableImprovement":224880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":281100,"taxable":281100,"land":56220,"improvement":224880,"taxableLand":56220,"taxableImprovement":224880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":610700,"taxable":610700,"land":122100,"improvement":488600,"taxableLand":122100,"taxableImprovement":488600,"exemptLand":0,"exemptImprovement":0}],"taxNow":3935,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-003776","date":"2023-04-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant"},{"number":"CP-2022-004307","date":"2023-05-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-04-06","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING TENANT SPACE, NO USE PERMIT RECORDED. ALTERATONS TO SPACE FOR SPACE TO REMAIN VACANT. SEPARATE PERMITS TO BE OBTAINED FOR A NEW USE, INTERIOR FITOUT, AND CERTIFICATE OF OCCUPANCY FOR SPACE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2023-009950","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-01-22","scope":null},{"number":"ZP-2025-005067","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-07-13","scope":null}],"storyTag":"Improved","storyDelta":0.49,"timeline":[{"y":2017,"k":"sale","p":130000},{"y":2017,"k":"appeal","w":"Appeal denied"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["2 open L&I violations","$8,986 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 117% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $281,100 to $610,700","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":"Appeal #ZP-2025-005067: Dismissed / Withdrawn · Withdrawn; related permit ZP-2025-005067.","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":"3 permits not marked completed: CP-2022-004307 (Expired), ZP-2023-009950 (Refused), ZP-2025-005067 (Refused). 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":"violations","level":"attention","title":"2 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$8,986.30 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 10, 2026.","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":"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/"}]}