{"asOf":"2026-07-25T14:32:20.080Z","block":"2600-2699 S CARLISLE ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-carlisle-st","address":"2640 S CARLISLE ST","parcelNumber":"882659700","source":"https://property.phila.gov/?p=882659700","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"220","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Store","owner":"CESAR RE INVESTMENT LLC","coOwner":null,"marketValue":1062600,"landAssessment":212500,"improvementAssessment":850100,"livableArea":2394,"yearBuilt":1970,"lastSale":{"price":650000,"date":"2015-05-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"2155459","date":"2011-07-26","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2155460","date":"2011-07-26","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3834333","date":"2016-02-02","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3834332","date":"2016-02-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"288606","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-07-27","completedDate":"2011-08-15","violations":[{"number":"2155459","date":"2011-07-26","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2155460","date":"2011-07-26","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"518466","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-02-03","completedDate":"2016-03-10","violations":[{"number":"3834333","date":"2016-02-02","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3834332","date":"2016-02-02","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"288606","date":"2011-07-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"288606","date":"2011-08-12","type":"CI INSP","status":"PASSED"},{"caseNumber":"518466","date":"2016-02-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"518466","date":"2016-03-09","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91729136132721,"lng":-75.17257037428683,"geom":{"type":"Polygon","coordinates":[[[-75.172455162,39.917424773],[-75.172519666,39.91713423],[-75.172685529,39.91715743],[-75.172620991,39.917448892],[-75.172455162,39.917424773]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":1,"lotArea":5048,"zoning":"CMX2","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2654 S 18TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION/PERMIT FOR THE PROPOSED USE OF A EATING AND DRINKING ESTABLISHMENT (TAKE-OUT RESTAURANT) IN AN\nEXISTING SEMI-DETACHED STRUCTURE TO INCLUDE ONE (1) FLATWALL INTERNALLY-ILLUMINATED SIGN, ONE (1)\nDOUBLE-FACED, INTERNALLY ILLU","status":"CLOSED","outcome":"Granted with conditions","date":"2018-02-22","number":"25583","relatedPermit":"612904"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":335000,"taxable":335000,"land":101000,"improvement":234000,"taxableLand":101000,"taxableImprovement":234000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":335000,"taxable":335000,"land":101000,"improvement":234000,"taxableLand":101000,"taxableImprovement":234000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":355100,"taxable":355100,"land":71061,"improvement":284039,"taxableLand":71061,"taxableImprovement":284039,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":354700,"taxable":354700,"land":70940,"improvement":283760,"taxableLand":70940,"taxableImprovement":283760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":357300,"taxable":357300,"land":71460,"improvement":285840,"taxableLand":71460,"taxableImprovement":285840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":357300,"taxable":357300,"land":71460,"improvement":285840,"taxableLand":71460,"taxableImprovement":285840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":357300,"taxable":357300,"land":71460,"improvement":285840,"taxableLand":71460,"taxableImprovement":285840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1012000,"taxable":1012000,"land":202400,"improvement":809600,"taxableLand":202400,"taxableImprovement":809600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1012000,"taxable":1012000,"land":202400,"improvement":809600,"taxableLand":202400,"taxableImprovement":809600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1012000,"taxable":1012000,"land":202400,"improvement":809600,"taxableLand":202400,"taxableImprovement":809600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1012000,"taxable":1012000,"land":202400,"improvement":809600,"taxableLand":202400,"taxableImprovement":809600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1062600,"taxable":1062600,"land":212500,"improvement":850100,"taxableLand":212500,"taxableImprovement":850100,"exemptLand":0,"exemptImprovement":0}],"taxNow":14166,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"612904","date":"2018-11-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-11-20","scope":"INT ILLUM FLAT WALL. DOUBLE SIDED INT ILLIM PYLON SIGN. LED DIGITAL DISPALY ON EXISTING PYLON"},{"number":"930360","date":"2019-01-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"INTERIOR FIT OUT TO CREATE COFFE SHOP W/IN EXIST. ONE (1) STORY ABOVE GRADE PLANE DETACHED BUILDING INCLUDING PART. DEMO. OF EXISTING PARTITIONS, ERECTION OF PARAPET WALL EXTENSION, PARTITION WALLS FOR SERVICE, KITCHEN & DINING AREAS, & ALL ASSOCAITED FINISH WORK; BUILDING IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY INSTALLATION OF EXTERIOR SIGNAGE & ANY MECH., ELEC., & PLUMB. WORK."},{"number":"962146","date":"2019-05-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"WIRING FOR A DUNKIN DONUTS TO INCLUD NEW 600AMP SERVICE, OUTLETS, LIGHTING, COFFEE POTS, OVERN, WALK IN BOX AND RELATED EQUIPMENT AS PER 2017 NEC. (SOUTH DIST)"},{"number":"991052","date":"2019-07-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-22","scope":"REDUCTION OF SIZE OF STATICALLY ILLUMINATED WALL SIGN PREVIOUSLY APPROVED BY VARIANCE UNDER A/P NO. 612904. TO DOCUMENT SIGN REFACE ON EXISTING FREESTANDING SIGN (NO NEW FREESTANDING SIGN AS STATED ON ORIGINAL PERMIT). SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. EXISTING TAKE-OUT RESTAURANT."},{"number":"973168","date":"2019-07-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-07-31","scope":"FOR THE ERECTION OF ONE WALL SIGN AND CHANGE TO FRONT FACADE AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"sale","p":650000},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"693386","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"CESAR RE INVESTMENT LLC","legalName":"CESAR RE INVESTMENT LLC","address":"2640 S CARLISLE ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-03-02","latestIssueDate":"2017-03-08","expirationDate":"2018-02-01","inactiveDate":"2018-04-02"},{"number":"822949","type":"Food Preparing and Serving","status":"Closed","businessName":"ESSINGTON DONUTS LLC","legalName":"ESSINGTON DONUTS LLC ","address":"2640 S CARLISLE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-09-05","latestIssueDate":"2023-07-18","expirationDate":"2023-09-04","inactiveDate":null},{"number":"0975144","type":"Food Preparing and Serving","status":"Active","businessName":"PCG 3 LLC","legalName":"PCG 3 LLC","address":"2640 S CARLISLE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-04-01","latestIssueDate":"2026-03-17","expirationDate":"2027-03-31","inactiveDate":null}],"licenseActivity":[{"number":"0975144","type":"Food Preparing and Serving","businessName":"PCG 3 LLC","legalName":"PCG 3 LLC","issuedDate":"2025-04-01","latestIssueDate":"2026-03-17","closureDate":null,"expirationDate":"2027-03-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"822949","type":"Food Preparing and Serving","businessName":"ESSINGTON DONUTS LLC","legalName":"ESSINGTON DONUTS LLC ","issuedDate":"2019-09-05","latestIssueDate":"2023-07-18","closureDate":"2023-09-04","expirationDate":"2023-09-04","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"693386","type":"Vacant Residential Property / Lot","businessName":"CESAR RE INVESTMENT LLC","legalName":"CESAR RE INVESTMENT LLC","issuedDate":"2016-03-02","latestIssueDate":"2017-03-08","closureDate":"2018-04-02","expirationDate":"2018-02-01","inactiveDate":"2018-04-02","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 183% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $357,300 to $1,012,000","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25583: CLOSED · Granted with conditions; related permit 612904. Use permit #612904: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 9, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Vacant Residential Property / Lot #693386: Inactive since Apr 2, 2018; Food Preparing and Serving #822949: Closed","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 4 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/"}]}