{"asOf":"2026-07-27T01:08:14.650Z","block":"0-99 S 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-2nd-st","address":"48 S 2ND ST","parcelNumber":"882608500","source":"https://property.phila.gov/?p=882608500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"821","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Commercial","owner":"DLM48 LLC","coOwner":null,"marketValue":662200,"landAssessment":132400,"improvementAssessment":529800,"livableArea":3580,"yearBuilt":1900,"lastSale":{"price":625000,"date":"2018-10-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"1575017","date":"2009-08-31","code":"FC-1026.5/1","title":"EMERG LIGHTING 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INSP","status":"FAILED"},{"caseNumber":"205511","date":"2010-01-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"205511","date":"2010-01-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"205511","date":"2010-03-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"290587","date":"2011-08-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"290587","date":"2011-09-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"290587","date":"2011-10-24","type":"CI INSP","status":"PASSED"},{"caseNumber":"331017","date":"2012-06-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"331017","date":"2012-08-13","type":"CI INSP","status":"PASSED"},{"caseNumber":"403188","date":"2013-10-02","type":"BC 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EAST","certifications":[{"number":"BC-2023-023153","type":"Fire Alarm Certification","inspectionDate":"2023-10-31","result":"Certified","expirationDate":"2024-10-31","buildingId":"1407511"},{"number":"BC-2025-013059","type":"Special Hazards Certification","inspectionDate":"2025-03-02","result":"Certified","expirationDate":"2026-03-02","buildingId":"1407511"},{"number":"BC-2026-007820","type":"Special Hazards Certification","inspectionDate":"2026-03-03","result":"Certified","expirationDate":"2027-03-03","buildingId":"1407511"},{"number":"BC-2026-014116","type":"Fire Alarm Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1407511"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":4,"lotArea":1025,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"48 S 2ND ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":1590.84,"principal":1157.76,"interest":175.29,"penalty":81.04},{"year":2016,"total":9536.6,"principal":8692.76,"interest":130.4,"penalty":86.93}],"taxNet":11127.44,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":540000,"taxable":540000,"land":153800,"improvement":386200,"taxableLand":153800,"taxableImprovement":386200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":540000,"taxable":540000,"land":153800,"improvement":386200,"taxableLand":153800,"taxableImprovement":386200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":572800,"taxable":572800,"land":114560,"improvement":458240,"taxableLand":114560,"taxableImprovement":458240,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":679300,"taxable":679300,"land":135860,"improvement":543440,"taxableLand":135860,"taxableImprovement":543440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":679300,"taxable":679300,"land":135860,"improvement":543440,"taxableLand":135860,"taxableImprovement":543440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":679300,"taxable":679300,"land":135860,"improvement":543440,"taxableLand":135860,"taxableImprovement":543440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":679300,"taxable":679300,"land":135860,"improvement":543440,"taxableLand":135860,"taxableImprovement":543440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":742300,"taxable":742300,"land":148458,"improvement":593842,"taxableLand":148458,"taxableImprovement":593842,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":742300,"taxable":742300,"land":148458,"improvement":593842,"taxableLand":148458,"taxableImprovement":593842,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":764600,"taxable":764600,"land":152920,"improvement":611680,"taxableLand":152920,"taxableImprovement":611680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":764600,"taxable":764600,"land":152920,"improvement":611680,"taxableLand":152920,"taxableImprovement":611680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":662200,"taxable":662200,"land":132400,"improvement":529800,"taxableLand":132400,"taxableImprovement":529800,"exemptLand":0,"exemptImprovement":0}],"taxNow":10703,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"361169","date":"2011-09-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-16","scope":"FURNISH AND INSTALL A 3/4\" REDUCED PRESSURE ZONE BACKFLOW PREVENTION CONTAINMENT DEVICE AT THE WATER METER IN THE BASEMENT"},{"number":"606772","date":"2015-04-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMO ONLY. DEMOLISH INTERIOR WOOD FRAME WALL TO EXPLORE SOURCE OF WATER DAMAGE AT FRONT WALL. NO CHANGES TO THE EXTERIOR NO CHANGES TO THE WINDOWS OR DOORS."},{"number":"693593","date":"2016-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING STRUCTURE, ALTERATIONS TO BE COMPLETED TO COMPLY WITH UNSAFE WORK CONDITIONS.ALTERATIONS TO INCLUDE THE REPLACEMENT OF LINTELS AND PROVIDE STAR BOLTS THROUGHOUT THE FACADE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL SCAFFOLDING,SIDEWALK CLOSURE AND ALL OTHER WORK. WORK TO BE COMPLETED TO RESOLVE CASE #483299."},{"number":"909399","date":"2018-10-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"LEVEL I INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING RESTAURANT ON THE FIRST AND SECOND FLOOR OF AN EXISTING BUILDING TO INCLUDE RENOVATIONS TO EXISTING BAR AND SEATING AREAS AS PER APPROVED PLANS. *NO WORK TO EXTERIOR ON THIS PERMIT PER PHC APPROVAL* EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"1022005","date":"2020-02-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-02","scope":"STRUCTURAL ALTERATIONS TO FIRST FLOOR FRONT FACADE AS PER APPROVED PLANS. ** 2018 IEBC **"},{"number":"869718","date":"2020-12-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-26","scope":"FOR ALTERATIONS TO THE EXISTING GROUND FLR FACADE TO INCLUDE MATCHING MILLWORK AND TRIM, AND EXTERIOR SAFETY GLAZING (NOT TO EXCEED U-VALUE RATING OF 0.40) PER PLANS AS REVIEWED BY THE HISTORICAL COMMISSION. **HISTORICAL COMMISSION TO REVIEW ALL SHOP DRAWINGS ASSOCIATED WITH NEW FACADE PIECES.**"},{"number":"CP-2023-001159","date":"2023-05-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-29","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING RESTAURANT FOR USE AS AN ASSEMBLY (A2) OCCUPANCY, ALTERATIONS TO INCLUDE 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. ** LEVEL 1 ALTERATIONS SHALL BE DONE IN A MANNER THAT MAINTAINS THE LEVEL OF FIRE PROTECTION PROVIDED AS REQUIRED BY SECTION 703.1 OF THE 2018 IEBC ** ** NO EXTERIOR WORK PER HISTORICAL COMMISSION CONDITION OF APPROVAL **"},{"number":"MP-2023-002332","date":"2023-06-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-11-21","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-001159"},{"number":"PP-2023-007064","date":"2023-06-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-21","scope":"Plumbing Permit (Interior) for combo CP-2023-001159"},{"number":"EP-2023-004864","date":"2023-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-17","scope":"Electrical Permit for combo CP-2023-001159"},{"number":"EP-2023-010274","date":"2023-11-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-04","scope":"Replace existing fire alarm panel and initiating devices with new. Add protection and notification to bring property up to code as designed on approved drawings. All work is to be done according to approved drawings -2017 NEC, 2016 NFPA-72 2018 PHILA FIRE CODE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"sale","p":625000},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"201941","type":"Food Preparing and Serving","status":"Inactive","businessName":"KALATSCHINOW GOGOL","legalName":"KALATSCHINOW GOGOL","address":"48 S 2ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-07-09","latestIssueDate":"2004-07-09","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"323062","type":"Food Preparing and Serving","status":"Closed","businessName":"XAVIERS LLC","legalName":"XAVIERS LLC","address":"48 S 2ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-06-18","latestIssueDate":"2017-04-25","expirationDate":"2018-04-30","inactiveDate":null},{"number":"776888","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Xavier's, LLC (Sassafrasbar, LLC)","legalName":"Xavier's, LLC","address":"48 S 2ND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-05-16","latestIssueDate":"2026-03-31","expirationDate":"2027-05-15","inactiveDate":null},{"number":"848252","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"XAVIERS LLC (SASSAFRAS)","legalName":"XAVIERS LLC","address":"48 S 2ND ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-08","latestIssueDate":"2021-12-21","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"848252","type":"Sidewalk Cafe (Temporary)","businessName":"XAVIERS LLC (SASSAFRAS)","legalName":"XAVIERS LLC","issuedDate":"2020-08-08","latestIssueDate":"2021-12-21","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"776888","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Xavier's, LLC (Sassafrasbar, LLC)","legalName":"Xavier's, LLC","issuedDate":"2018-05-16","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-05-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"323062","type":"Food Preparing and Serving","businessName":"XAVIERS LLC","legalName":"XAVIERS LLC","issuedDate":"2005-06-18","latestIssueDate":"2017-04-25","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"201941","type":"Food Preparing and Serving","businessName":"KALATSCHINOW GOGOL","legalName":"KALATSCHINOW GOGOL","issuedDate":"2004-07-09","latestIssueDate":"2004-07-09","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 606772 (EXPIRED), 909399 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 7 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 9, 2021.","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 #201941: Inactive since Dec 22, 2012; Food Preparing and Serving #323062: Closed; Sidewalk Cafe (Temporary) #848252: Inactive since Mar 1, 2023","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 10 historical violations across 6 cases.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 30, 2027; Special Hazards Certification: Certified through Mar 3, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}