{"asOf":"2026-07-24T22:21:23.507Z","block":"1100-1199 S 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-11th-st","address":"1101-09 S 11TH ST","parcelNumber":"882658500","source":"https://property.phila.gov/?p=882658500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"237","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"CONV FOOD MARKET-NO GAS PUMPS","useLabel":"Store","owner":"SOUTHLAND CORP","coOwner":"A TEXAS CORP","marketValue":2900000,"landAssessment":580000,"improvementAssessment":2320000,"livableArea":2752,"yearBuilt":1900,"lastSale":{"price":525000,"date":"2008-10-17T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93684357025077,"lng":-75.1611959212401,"geom":{"type":"Polygon","coordinates":[[[-75.16097593,39.936919282],[-75.161026125,39.93667902],[-75.161411,39.936749157],[-75.161354061,39.93702299],[-75.16097593,39.936919282]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":1,"lotArea":10502,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2828 N HASKELL AVE, DALLAS TX, 75221","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":482700,"taxable":482700,"land":262600,"improvement":220100,"taxableLand":262600,"taxableImprovement":220100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":482700,"taxable":482700,"land":262600,"improvement":220100,"taxableLand":262600,"taxableImprovement":220100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":634000,"taxable":634000,"land":126779,"improvement":507221,"taxableLand":126779,"taxableImprovement":507221,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":962100,"taxable":962100,"land":192420,"improvement":769680,"taxableLand":192420,"taxableImprovement":769680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":962100,"taxable":962100,"land":192420,"improvement":769680,"taxableLand":192420,"taxableImprovement":769680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":962100,"taxable":962100,"land":192420,"improvement":769680,"taxableLand":192420,"taxableImprovement":769680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":962100,"taxable":962100,"land":192420,"improvement":769680,"taxableLand":192420,"taxableImprovement":769680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1051300,"taxable":1051300,"land":735919,"improvement":315381,"taxableLand":735919,"taxableImprovement":315381,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1051300,"taxable":1051300,"land":735919,"improvement":315381,"taxableLand":735919,"taxableImprovement":315381,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1051300,"taxable":1051300,"land":735910,"improvement":315390,"taxableLand":735910,"taxableImprovement":315390,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1051300,"taxable":1051300,"land":735910,"improvement":315390,"taxableLand":735910,"taxableImprovement":315390,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2900000,"taxable":2900000,"land":580000,"improvement":2320000,"taxableLand":580000,"taxableImprovement":2320000,"exemptLand":0,"exemptImprovement":0}],"taxNow":14716,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2021-003103","date":"2021-07-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-04","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A MERCANTILE OCCUPANCY, ALTERATIONS TO INCLUDE THE REPLACEMENT OF EXISTING EQUIPMENT IN EXISTING TENANT SPACE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2021-008008","date":"2021-07-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-13","scope":"Reconnect new equipment to existing branch circuits. Condiment Station, Chili Cheese Dispenser, Microwave, Ovens, Refrigerator, Freezer, Coffee Makers, Menu Board as per 2017 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 176% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,051,300 to $2,900,000","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":"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/"}]}