{"asOf":"2026-07-19T09:45:57.019Z","block":"9200-9299 OLD BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9200-9299-old-bustleton-ave","address":"9233 OLD BUSTLETON AVE","parcelNumber":"882397300","source":"https://property.phila.gov/?p=882397300","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MD0","buildingCodeNew":"233","buildingClass":"SHOP CENT STRIP MASONRY","buildingClassNew":"STRIP SHOPPING CENTER","useLabel":"Store","owner":"WELSH PLAZA LLC","coOwner":null,"marketValue":1628200,"landAssessment":325600,"improvementAssessment":1302600,"livableArea":10855,"yearBuilt":1971,"lastSale":{"price":3700000,"date":"2025-12-04T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.081133944243916,"lng":-75.03862553938384,"geom":{"type":"Polygon","coordinates":[[[-75.03846558,40.080905088],[-75.038485314,40.080724891],[-75.039071129,40.081067103],[-75.038614003,40.081528894],[-75.038247647,40.08130099],[-75.038389691,40.081260086],[-75.038293127,40.080935348],[-75.03846558,40.080905088]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":1,"lotArea":34268,"zoning":null,"grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"85 STEPHENSON WAY, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1507400,"taxable":1507400,"land":685400,"improvement":822000,"taxableLand":685400,"taxableImprovement":822000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1507400,"taxable":1507400,"land":685400,"improvement":822000,"taxableLand":685400,"taxableImprovement":822000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1528600,"taxable":1528600,"land":305699,"improvement":1222901,"taxableLand":305699,"taxableImprovement":1222901,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1615000,"taxable":1615000,"land":323000,"improvement":1292000,"taxableLand":323000,"taxableImprovement":1292000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1615000,"taxable":1615000,"land":323000,"improvement":1292000,"taxableLand":323000,"taxableImprovement":1292000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1615000,"taxable":1615000,"land":323000,"improvement":1292000,"taxableLand":323000,"taxableImprovement":1292000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1615000,"taxable":1615000,"land":323000,"improvement":1292000,"taxableLand":323000,"taxableImprovement":1292000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1510500,"taxable":1510500,"land":302095,"improvement":1208405,"taxableLand":302095,"taxableImprovement":1208405,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1510500,"taxable":1510500,"land":302095,"improvement":1208405,"taxableLand":302095,"taxableImprovement":1208405,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1508800,"taxable":1508800,"land":301760,"improvement":1207040,"taxableLand":301760,"taxableImprovement":1207040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1508800,"taxable":1508800,"land":301760,"improvement":1207040,"taxableLand":301760,"taxableImprovement":1207040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1628200,"taxable":1628200,"land":325600,"improvement":1302600,"taxableLand":325600,"taxableImprovement":1302600,"exemptLand":0,"exemptImprovement":0}],"taxNow":21120,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2022-012195","date":"2022-08-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-05","scope":"replace curb trap and fai main drain to building. Additional permits may be required."},{"number":"GM-2024-001220","date":"2024-02-15","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-12-11","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures."},{"number":"ZP-2026-002680","date":"2026-03-24","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the installation of one (1) accessory freestanding sign. Size and location as shown in plans."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-10","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2024-001220 (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":"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/"}]}