{"asOf":"2026-07-27T15:27:27.488Z","block":"100-199 S 8TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-s-8th-st","address":"108 S 8TH ST","parcelNumber":"882615401","source":"https://property.phila.gov/?p=882615401","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BD0","buildingCodeNew":"821","buildingClass":"STR/OFF 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Commercial","owner":"DAISY PROPERTIES LLC","coOwner":null,"marketValue":1309300,"landAssessment":261860,"improvementAssessment":1047440,"livableArea":11690,"yearBuilt":1900,"lastSale":{"price":1,"date":"2023-06-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"478510","date":"2007-01-29","code":"PM-307.1/5","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"478511","date":"2007-01-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"99806","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-01-30","completedDate":"2009-08-19","violations":[{"number":"478510","date":"2007-01-29","code":"PM-307.1/5","title":"F/C DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"478511","date":"2007-01-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null}],"investigations":[{"caseNumber":"88952","date":"2006-11-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"99806","date":"2007-01-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"99806","date":"2007-01-29","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94922710493409,"lng":-75.15428987582759,"geom":{"type":"Polygon","coordinates":[[[-75.154111908,39.949227035],[-75.154122438,39.949175093],[-75.15446904,39.949218046],[-75.154456317,39.949279159],[-75.154111908,39.949227035]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":2277,"zoning":"CMX5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"126 S 8TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 04/09/2019, THE DEPARTMENT OF LICENSEES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION#851937.","status":"OPEN","outcome":null,"date":"2019-05-23","number":"37359","relatedPermit":"851937"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":991300,"taxable":991300,"land":455400,"improvement":535900,"taxableLand":455400,"taxableImprovement":535900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":991300,"taxable":991300,"land":455400,"improvement":535900,"taxableLand":455400,"taxableImprovement":535900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1471000,"taxable":1471000,"land":294159,"improvement":1176841,"taxableLand":294159,"taxableImprovement":1176841,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1200000,"taxable":1200000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":960000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1200000,"taxable":1200000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":960000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1200000,"taxable":1200000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":960000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1200000,"taxable":1200000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":960000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1311300,"taxable":1311300,"land":262254,"improvement":1049046,"taxableLand":262254,"taxableImprovement":1049046,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1311300,"taxable":1311300,"land":262254,"improvement":1049046,"taxableLand":262254,"taxableImprovement":1049046,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1309300,"taxable":1309300,"land":261860,"improvement":1047440,"taxableLand":261860,"taxableImprovement":1047440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1309300,"taxable":1309300,"land":261860,"improvement":1047440,"taxableLand":261860,"taxableImprovement":1047440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1309300,"taxable":1309300,"land":261860,"improvement":1047440,"taxableLand":261860,"taxableImprovement":1047440,"exemptLand":0,"exemptImprovement":0}],"taxNow":18328,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"877984","date":"2018-11-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-26","scope":"FOR USE AS A MULTI-FAMILY (SIX (6) DWELLING UNITS) HOUSEHOLD LIVING ON THE 2ND-4TH FLOOR LEVEL WITH AN EXISTING RETAIL SAIL OF WEARING APPAREL AND ACCESSORIES ON THE 1ST FLOOR."},{"number":"851937","date":"2019-07-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-05-12","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL III INTERIOR ALTERATIONS AND STRUCTURAL WORK AS PER APPROVED PLANS. FOR USE AS A SIX (6) FAMILY DWELLING FROM THE 2ND - 4TH FLOOR LEVEL WITH AN EXISTING GROUP M OCCUPANCY AT THE 1ST FLOOR LEVEL. DWELLING UNITS ON THE 2ND FLOOR LEVEL TO BE TYPE B DWELLING UNITS. *PARCEL IS LANDLOCKED* EXISTING FIRE ESCAPE TO BE INSPECTED AND OBTAIN A PROFESSIONAL ENGINEER'S CERTIFICATION PRIOR TO FINAL FIELD INSPECTION AND ISSUANCE OF CO PER BBS CASE NO. 37359."},{"number":"ZP-2022-003093","date":"2022-03-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Amendment Ready For Issue","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION WITH MEZZANINE ABOVE A FOUR-STORY REAR PORTION OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. [AMENDMENT APPROVED 3/24/2023 FOR THE ELIMINATION OF THE PREVIOUSLY APPROVED ADDITION WITH MEZZANINE FROM THE SCOPE OF THIS PERMIT. FOR THE ERECTION OF A ROOF DECK ADDITION (ACCESSORY TO RESIDENTIAL USE ONLY). SIZE AND LOCATION AS PER APPROVED AMENDED ZONING PLANS.]"},{"number":"CP-2023-001828","date":"2023-08-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING BUILDING FOR USE AS PREVIOUSLY APPROVED. ALTERATIONS TO INCLUDE THE ERECTION OF A REAR ROOF DECK (ACCESSORY TO RESIDENTIAL USE ONLY) ACCESSED BY EXTERIOR STAIRS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, REPAIR/REPLACEMENT OF STAIRS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. STRUCTURAL WORK AS SHOWN PER APPROVED PLANS. FIRE-SUPPRESSION SYSTEM NFPA 13R THROUGHOUT RESIDENTIAL SPACE. 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."},{"number":"MP-2024-000174","date":"2024-02-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-10-15","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"PP-2025-001601","date":"2025-03-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"6 toilets,lavatories, and tubs. 6 kitchen sinks and 6 laundry sinks, and 6 water heater"},{"number":"FP-2025-000670","date":"2025-05-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"EP-2024-008289","date":"2025-10-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install an addressable fire alarm system throughout as per 2016 NFPA 72."},{"number":"EP-2025-009984","date":"2025-12-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Per historical. No work to front façade as part of this permit. No work to exterior windows and/or doors as part of this permit. Installation of a 800 amp service LOWER AMPERAGE MCB PANELS TO BE INSTALLED IN RESIDENTAL SPACES WIRING OF 6 DWELLING UNITS. Amended 3/5/26 Installation of 800 amp service with two 400 amp service disconnects. new Grounding and bonding. All work per approved plans NEC 2017 BASEMENT AND FIRST FLOOR ARE EXISTING ALL WORK BEING DONE IN RESIDENTIAL AREAS ***Commercial space Not on this Permit*** ***NO FIRE ALARM ON THIS PERMIT*** AMENDMENT: single line pg E-03 and basement power supply changes pg E-01 LAYOUT CHANGES(CP-2026-001530)"},{"number":"MP-2025-005502","date":"2026-02-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. *SUBJECT TO THE FOLLOWING CONDITION OF APPROVAL FROM THE PHILADELPHIA HISTORICAL COMMISSION: No work to exterior windows and/or doors as part of this permit. No work to the front facade as part of this permit. *AMENDMENT (6-12-2026) FOR CHANGES AS PER THE APPROVED AMENDED CONSTRUCTION DOCUMENTS."},{"number":"CP-2026-001530","date":"2026-04-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING MIXED-USE BUILDING TO CREATE A UTILITY ROOM IN THE BASEMENT. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE 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. **SUBJECT TO THE FOLLOWING CONDITION OF APPROVAL FROM THE PHILADELPHIA HISTORICAL COMMISSION: No exterior work permitted as part of this permit."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"sale","p":1200000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"857918","type":"Precious Metal Dealer","status":"Inactive","businessName":"KATHERINE DAVIDO**","legalName":"KATHERINE DAVIDO**","address":"108 S 8TH ST","revenueCode":"3524","rentalCategory":null,"units":null,"issuedDate":"2020-12-22","latestIssueDate":"2020-12-22","expirationDate":"2021-12-21","inactiveDate":"2022-02-19"}],"licenseActivity":[{"number":"857918","type":"Precious Metal Dealer","businessName":"KATHERINE DAVIDO**","legalName":"KATHERINE DAVIDO**","issuedDate":"2020-12-22","latestIssueDate":"2020-12-22","closureDate":"2022-02-19","expirationDate":"2021-12-21","inactiveDate":"2022-02-19","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":["8 permit events 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 #877984: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"10 permits not marked completed: 851937 (Expired), ZP-2022-003093 (Amendment Ready For Issue), CP-2023-001828 (Amendment Application Incomplete), MP-2024-000174 (Expired), PP-2025-001601 (Issued). 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":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Precious Metal Dealer #857918: Inactive since Feb 19, 2022","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}