{"asOf":"2026-07-25T13:20:34.385Z","block":"400-499 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-south-st","address":"402 SOUTH ST","parcelNumber":"882636200","source":"https://property.phila.gov/?p=882636200","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"254","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"M C K L PROPERTIES LP","coOwner":null,"marketValue":718300,"landAssessment":143600,"improvementAssessment":574700,"livableArea":2951,"yearBuilt":1900,"lastSale":{"price":800000,"date":"2023-01-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"667735","date":"2007-08-28","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4013352","date":"2016-06-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4013351","date":"2016-06-25","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"126404","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-08-30","completedDate":"2007-12-28","violations":[{"number":"667735","date":"2007-08-28","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"541507","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2016-06-25","completedDate":"2016-07-19","violations":[{"number":"4013352","date":"2016-06-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4013351","date":"2016-06-25","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"48975","date":"2006-01-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"48975","date":"2006-05-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"48975","date":"2006-05-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"48975","date":"2006-05-22","type":"BC INSP","status":"CLOSED"},{"caseNumber":"82032","date":"2006-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"82032","date":"2006-09-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"126404","date":"2007-08-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"126404","date":"2007-12-13","type":"BC INSP","status":"PASSED"},{"caseNumber":"541507","date":"2016-06-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"541507","date":"2016-07-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"541507","date":"2016-07-18","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":4,"passes":0},{"y":2007,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.941477624417004,"lng":-75.14938354411973,"geom":{"type":"Polygon","coordinates":[[[-75.149335018,39.941586088],[-75.149383605,39.941363896],[-75.149432462,39.941370485],[-75.149382735,39.94159236],[-75.149335018,39.941586088]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-011256","type":"Fire Alarm Certification","inspectionDate":"2024-04-22","result":"Certified","expirationDate":"2025-04-22","buildingId":"1409854"},{"number":"BC-2025-012556","type":"Fire Alarm Certification","inspectionDate":"2025-04-29","result":"Certified","expirationDate":"2026-04-29","buildingId":"1409854"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":1160,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"400 SOUTH STREET, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":233700,"taxable":233700,"land":29000,"improvement":204700,"taxableLand":29000,"taxableImprovement":204700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":233700,"taxable":233700,"land":29000,"improvement":204700,"taxableLand":29000,"taxableImprovement":204700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":540000,"taxable":540000,"land":108000,"improvement":432000,"taxableLand":108000,"taxableImprovement":432000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":539500,"taxable":539500,"land":107900,"improvement":431600,"taxableLand":107900,"taxableImprovement":431600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":543500,"taxable":543500,"land":108700,"improvement":434800,"taxableLand":108700,"taxableImprovement":434800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":543500,"taxable":543500,"land":108700,"improvement":434800,"taxableLand":108700,"taxableImprovement":434800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":543500,"taxable":543500,"land":108700,"improvement":434800,"taxableLand":108700,"taxableImprovement":434800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":593900,"taxable":593900,"land":118779,"improvement":475121,"taxableLand":118779,"taxableImprovement":475121,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":593900,"taxable":593900,"land":118779,"improvement":475121,"taxableLand":118779,"taxableImprovement":475121,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":593900,"taxable":593900,"land":118780,"improvement":475120,"taxableLand":118780,"taxableImprovement":475120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":593900,"taxable":593900,"land":118780,"improvement":475120,"taxableLand":118780,"taxableImprovement":475120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":718300,"taxable":718300,"land":143600,"improvement":574700,"taxableLand":143600,"taxableImprovement":574700,"exemptLand":0,"exemptImprovement":0}],"taxNow":8313,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"106645","date":"2007-10-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-10-02","scope":"ADD RETAIL SALE OF PRECIOUS METALS"},{"number":"EP-2022-007892","date":"2022-08-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-22","scope":"Complete 200 amp main grounding and bonding system x1 Square D Complete Home Surge Protective (CHSP) device x1 Two pole 20 amp Square D Homeline breaker x1 Replace 200 amp meter socket x1 200amp 60ckt Homeline Load Center x1 FISH ONLY as per 2014 nec"},{"number":"CP-2023-002662","date":"2023-05-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-30","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTINGSTRUCTURE. FOR USE AS A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-013350","date":"2023-09-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-04","scope":"REPLACE 3/4\" BACKFLOW DEVICE."},{"number":"PP-2023-011883","date":"2023-10-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-26","scope":"INSTALL 2 LAVATORIES, 2 WATER CLOSETS, 2 HOT WATER HEATERS, 1 SUMP PUMP AND 1 FLOOR DRAIN ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-009496","date":"2024-01-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-22","scope":"NEW WIRE THRU OUT LIGHTING OUTLETS SWITCHES INSTALL FIRE ALARM AS PER PLANS AND NFPA 72 ALL WORK AS PER PLANS AND 2017 NNEC CODE NO WORK ON SERVICE WILL BE DONE ALL NEW FEEDS FROM EXISTING 200 AMP PANEL. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. AMENDMENT:SERVICE UPGRADED TO 320 AMP 120/240 SINGLE PHASE SERVICE.ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"MP-2024-000507","date":"2024-02-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-26","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING MECHANICAL APPLIANCES, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS. SEE PERMIT MP-2024-000503 FOR MECHANICAL WORK AT 400 SOUTH ST."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2007,"k":"permit","w":"Use"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"sale","p":800000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"707791","type":"Precious Metal Dealer","status":"Inactive","businessName":"JULIA & ISAIAH ZAGAR","legalName":"JULIA & ISAIAH ZAGAR","address":"402 SOUTH ST","revenueCode":"3524","rentalCategory":null,"units":null,"issuedDate":"2016-07-13","latestIssueDate":"2016-07-13","expirationDate":"2017-07-12","inactiveDate":"2017-09-10"}],"licenseActivity":[{"number":"707791","type":"Precious Metal Dealer","businessName":"JULIA & ISAIAH ZAGAR","legalName":"JULIA & ISAIAH ZAGAR","issuedDate":"2016-07-13","latestIssueDate":"2016-07-13","closureDate":"2017-09-10","expirationDate":"2017-07-12","inactiveDate":"2017-09-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #106645: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 29, 2026","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":"6 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 18, 2016.","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":"Precious Metal Dealer #707791: Inactive since Sep 10, 2017","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 3 historical violations across 2 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/"}],"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/"}]}