{"asOf":"2026-07-31T14:00:54.328Z","block":"3200-3299 RICHMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/3200-3299-richmond-st","address":"3222-48 RICHMOND ST","parcelNumber":"882665100","source":"https://property.phila.gov/?p=882665100","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":"WPR REALTY LLC","coOwner":null,"marketValue":535100,"landAssessment":107020,"improvementAssessment":428080,"livableArea":3444,"yearBuilt":1970,"lastSale":{"price":650000,"date":"2024-09-26T04:00:00Z"},"openViolations":2,"violations":[{"number":"1508111","date":"2009-10-28","code":"FC-605.3/1","title":"FIRE-ELECT CLEARANCE REQ","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-04","underAppeal":false,"noticeUrl":null},{"number":"1508110","date":"2009-10-28","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-04","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-033411","date":"2021-05-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-057872","date":"2026-07-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009646413&hash=52289D54E4707A6ADA8329DC5E90005B73EDE41ED76B195DF6281B5B9A3300DB"},{"number":"VI-2026-057873","date":"2026-07-28","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009646413&hash=52289D54E4707A6ADA8329DC5E90005B73EDE41ED76B195DF6281B5B9A3300DB"}],"violationCases":[{"number":"219068","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-10-29","completedDate":"2009-11-05","noticeUrl":null,"violations":[{"number":"1508111","date":"2009-10-28","code":"FC-605.3/1","title":"FIRE-ELECT CLEARANCE REQ","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-04","underAppeal":false,"noticeUrl":null},{"number":"1508110","date":"2009-10-28","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-11-04","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-045334","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-28","completedDate":"2021-10-22","noticeUrl":null,"violations":[{"number":"VI-2021-033411","date":"2021-05-27","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2021-10-22","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-10-22","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-095780","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-28","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009646413&hash=52289D54E4707A6ADA8329DC5E90005B73EDE41ED76B195DF6281B5B9A3300DB","violations":[{"number":"VI-2026-057872","date":"2026-07-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009646413&hash=52289D54E4707A6ADA8329DC5E90005B73EDE41ED76B195DF6281B5B9A3300DB"},{"number":"VI-2026-057873","date":"2026-07-28","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-28","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=1009646413&hash=52289D54E4707A6ADA8329DC5E90005B73EDE41ED76B195DF6281B5B9A3300DB"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"219068","date":"2009-10-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"219068","date":"2009-11-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-045334","date":"2021-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-045334","date":"2021-10-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-095780","date":"2026-07-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98366278724827,"lng":-75.10063460470202,"geom":{"type":"Polygon","coordinates":[[[-75.100303189,39.983670668],[-75.100760907,39.983428712],[-75.100969515,39.983653891],[-75.100505153,39.983897999],[-75.100303189,39.983670668]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":1,"lotArea":15700,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"C/O EILAN PHANG PO BOX 269, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"For the complete demolition of all existing structures.\n\nPermit for the erection of a detached structure. Site improvements to include a drive through lane, stacking spaces, surface parking spaces, and landscape screening. Size and location","status":"Scheduled","outcome":null,"date":"2026-07-22","number":"ZP-2025-012513","relatedPermit":"ZP-2025-012513"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":511000,"taxable":511000,"land":235500,"improvement":275500,"taxableLand":235500,"taxableImprovement":275500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":511000,"taxable":511000,"land":235500,"improvement":275500,"taxableLand":235500,"taxableImprovement":275500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1064100,"taxable":1064100,"land":242543,"improvement":821557,"taxableLand":242543,"taxableImprovement":821557,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1063000,"taxable":1063000,"land":212600,"improvement":850400,"taxableLand":212600,"taxableImprovement":850400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1063000,"taxable":1063000,"land":212600,"improvement":850400,"taxableLand":212600,"taxableImprovement":850400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1063000,"taxable":1063000,"land":212600,"improvement":850400,"taxableLand":212600,"taxableImprovement":850400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1063000,"taxable":1063000,"land":212600,"improvement":850400,"taxableLand":212600,"taxableImprovement":850400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1161600,"taxable":1161600,"land":813098,"improvement":348502,"taxableLand":813098,"taxableImprovement":348502,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1161600,"taxable":1161600,"land":813098,"improvement":348502,"taxableLand":813098,"taxableImprovement":348502,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":650000,"taxable":650000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":520000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":650000,"taxable":650000,"land":130000,"improvement":520000,"taxableLand":130000,"taxableImprovement":520000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":535100,"taxable":535100,"land":107020,"improvement":428080,"taxableLand":107020,"taxableImprovement":428080,"exemptLand":0,"exemptImprovement":0}],"taxNow":9099,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"262098","date":"2010-02-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-19","scope":"INSTALL (4)OUTLETS- 120VOLT EACH...IN ACCORDANCE WITH 2008 NEC"},{"number":"262282","date":"2010-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-08-14","scope":"INSTALL NEW ICE CUBELET MACHINE. PIPE 1/2\" DRAIN INTO EXISTING FLOOR SINK"},{"number":"314752","date":"2010-12-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-25","scope":"INSTALL (3)GFI 120V OUTLETS FOR ESPRESSO MACHINE, UNDER COUNTER FREEZER AND ICE MAKER.... IN ACCORDANCE WITH 2008 NEC"},{"number":"315983","date":"2010-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-16","scope":"INSTALLING WATRE LINE TO NEW ESPRESSO MACHINE AND INDIRECT WATRE LINE TO EXISTING FLOOR DRAIN"},{"number":"425563","date":"2012-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 2 GFCI OUTLET UNDER COUNTER REFRIGERATOR. INSTALL NEW 30A 208V CIRC AND TWIST LOCK FOR ESPRESSO MACHINE IN ACCORDANCE WITH 2008 NEC(COMMERCIAL-RETAIL)(EAST DIST)"},{"number":"444546","date":"2012-12-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-12","scope":"REPLACE MAIN DRAIN IN PARKING LOT (PRIVATE PROPERTY WAWA STORE) PA20123540060"},{"number":"470501","date":"2013-05-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL L-15-50R 30 50A 208V FOR OVEN, INSTALL GFI RECEPTACLES FOR REFRIGERATOR...IN ACCORDANCE WITH 2008 NEC"},{"number":"475501","date":"2013-06-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-23","scope":"1-175KW 240 3 PHASE TEMP GENERATOR -PECO POWER OUTAGE 6/8/13TO SUPPLY BLDG, FROM 6/7/13 TO 6/8/13 FOR PERIOD OF 8-10 HOURS, REMOVED FROM SITE 6/8/13 AS PER NEC 2008 (PARKING LOT)"},{"number":"527310","date":"2014-08-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-07","scope":"TRASH ENCLOSURE AND RECONFIGURED PARKING SPACES."},{"number":"525363","date":"2014-10-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-13","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE NEW METAL STUD PARTITION WALL INSTALLATIONS, INTERIOR WALL/CEILING/FLOOR FINISHING, NEW OVERHEAD DOOR INSTALLATION, NEW EXTERIOR VINYL SIDING, ACCESSIBLE SERVICE COUNTER INSTALLATION, AND EXTERIOR ACCESSIBLE RAMP INSTALLATION. (IEBC 2009, COMPLIANCE PATH: WORK-AREA METHOD--LVL III ALTERATIONS) SEPARATE PERMITS TO BE REQUIRED FOR SIGN REFACEMENT, ELECTRICAL, PLUMBING, AND MECHANICAL INSTALLATION WORK."},{"number":"567233","date":"2014-10-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-28","scope":"RELOCATING GRILLS, REGISTERS AND DIFFUSERS FOR NEW TENANT LAYOUT."},{"number":"568163","date":"2014-10-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-24","scope":"7 FIXTURES WITH PIPING"},{"number":"568093","date":"2014-12-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-09","scope":"INSTALL/RELOCATE RECEPTACLES, LIGHTING, BRANCH CIRCUITS & DEVICES MADE AVAILABLE FROM SELECT DEMOLITION."},{"number":"591675","date":"2015-02-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RELOCATE 1- COKE OUTLET, 1- ICE COFFEE OUTLET AND 1- BOOSTER BUMP OUTLET...IN ACCORDANCE WITH 2008 NEC"},{"number":"692098","date":"2016-05-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"INSTALL 1- 120V GFI CIRCUIT FOR HOT HOLDING WARMER.... IN ACCORDANCE WITH 2008 NEC"},{"number":"ZP-2025-012513","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"312959","type":"Food Preparing and Serving","status":"Closed","businessName":"WAWA INC","legalName":"WAWA INC","address":"3222-48 RICHMOND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-04-09","latestIssueDate":"2024-03-26","expirationDate":"2025-04-30","inactiveDate":null},{"number":"516161","type":"Dumpster License - Private Property","status":"Active","businessName":"WAWA INC","legalName":"WAWA INC","address":"3222-48 RICHMOND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"516161","type":"Dumpster License - Private Property","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"2010-10-06","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"312959","type":"Food Preparing and Serving","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"2005-04-09","latestIssueDate":"2024-03-26","closureDate":"2025-04-30","expirationDate":"2025-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #527310: 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":"1 permit not marked completed: ZP-2025-012513 (Denied).","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":"violations","level":"attention","title":"2 open L&I violations","finding":"5 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 28, 2026.","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 #312959: 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/"}],"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/"}]}