{"asOf":"2026-07-28T10:23:40.741Z","block":"4400-4499 WOODHAVEN RD","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-woodhaven-rd","address":"4425 WOODHAVEN RD","parcelNumber":"882690520","source":"https://property.phila.gov/?p=882690520","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"CADET 23 LLC","coOwner":null,"marketValue":1275000,"landAssessment":892500,"improvementAssessment":382500,"livableArea":9168,"yearBuilt":1990,"lastSale":{"price":1900000,"date":"2024-03-22T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-068404","date":"2023-09-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-090361","date":"2023-11-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-01-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-090360","date":"2023-11-17","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-046327","date":"2025-06-23","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"SVN ISSUED","resolutionDate":"2025-06-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-092944","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"IN VIOLATION","createdDate":"2023-09-08","completedDate":null,"violations":[{"number":"VI-2023-068404","date":"2023-09-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-119545","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2023-11-17","completedDate":"2024-01-22","violations":[{"number":"VI-2023-090361","date":"2023-11-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-01-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-090360","date":"2023-11-17","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-01-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-061260","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PLASTIC BAG CM INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-20","completedDate":"2025-07-10","violations":[{"number":"VI-2025-046327","date":"2025-06-23","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"SVN ISSUED","resolutionDate":"2025-06-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-092944","date":"2023-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-092944","date":"2023-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119545","date":"2023-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-119545","date":"2023-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-061260","date":"2025-06-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":4,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08130921048609,"lng":-74.9652930014064,"geom":{"type":"Polygon","coordinates":[[[-74.964876869,40.080754995],[-74.964867445,40.080746848],[-74.965135431,40.080576872],[-74.965302496,40.080986965],[-74.965402533,40.080966064],[-74.965700009,40.081827618],[-74.965051406,40.081760366],[-74.965142122,40.081384748],[-74.965131158,40.081158575],[-74.965040457,40.080943235],[-74.964876869,40.080754995]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-018437","type":"Sprinkler Certification","inspectionDate":"2024-06-21","result":"Certified","expirationDate":"2025-06-21","buildingId":"1284931"},{"number":"BC-2025-019267","type":"Fire Alarm Certification","inspectionDate":"2025-06-06","result":"Certified","expirationDate":"2026-06-06","buildingId":"1284931"},{"number":"BC-2026-007295","type":"Sprinkler Certification","inspectionDate":"2026-03-06","result":"Certified","expirationDate":"2027-03-06","buildingId":"1284931"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":46008,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"902 CARNEGIE CENTER BLVD STE 520, PRINCETON NJ, 08540","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1500100,"taxable":1500100,"land":782300,"improvement":717800,"taxableLand":782300,"taxableImprovement":717800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1500100,"taxable":1500100,"land":782300,"improvement":717800,"taxableLand":782300,"taxableImprovement":717800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1339800,"taxable":1339800,"land":268001,"improvement":1071799,"taxableLand":268001,"taxableImprovement":1071799,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1338500,"taxable":1338500,"land":267700,"improvement":1070800,"taxableLand":267700,"taxableImprovement":1070800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1348500,"taxable":1348500,"land":269700,"improvement":1078800,"taxableLand":269700,"taxableImprovement":1078800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1348500,"taxable":1348500,"land":269700,"improvement":1078800,"taxableLand":269700,"taxableImprovement":1078800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1348500,"taxable":1348500,"land":269700,"improvement":1078800,"taxableLand":269700,"taxableImprovement":1078800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1473500,"taxable":1473500,"land":1031480,"improvement":442020,"taxableLand":1031480,"taxableImprovement":442020,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1473500,"taxable":1473500,"land":1031480,"improvement":442020,"taxableLand":1031480,"taxableImprovement":442020,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":750000,"taxable":750000,"land":150000,"improvement":600000,"taxableLand":150000,"taxableImprovement":600000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":750000,"taxable":750000,"land":150000,"improvement":600000,"taxableLand":150000,"taxableImprovement":600000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1275000,"taxable":1275000,"land":892500,"improvement":382500,"taxableLand":892500,"taxableImprovement":382500,"exemptLand":0,"exemptImprovement":0}],"taxNow":10499,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"635682","date":"2015-11-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-06","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED FREESTANDING SIGN.SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SIGN ACCESSORY TO AN EXISTING VEHICLE EQUIPMENT AND SUPPLIES SALES AND RENTAL WITH ALL OTHER SIGNS AS PREVIOUSLY APPROVED."},{"number":"635818","date":"2015-11-06","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-10-04","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED FREESTANDING SIGN AS PER APPROVED PLANS."},{"number":"668028","date":"2016-02-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-09-16","scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"672932","date":"2016-03-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-28","scope":"FOR THE REMOVAL OF THREE (3) EXISTING WALL SIGNS AND FOR THE INSTALLATION OF THREE (3) STATICALLY ILLUMINATED FLAT-WALL SIGNS AND THE DOCUMENTATION OF THE REFACING OF ONE (1) DOUBLE-FACED STATICALLY ILLUMINATED FREE STANDING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION. FOR USE AS SIGNS ACCESSORY TO AN EXISTING VEHICLE EQUIPMENT AND SUPPLIES SALES AND RENTAL WITH OTHER SIGN AS PREVIOUSLY APPROVED."},{"number":"673205","date":"2016-05-23","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-07-11","scope":"REMOVE THREE EXISTING SIGNS AND INSTALL (3) 4'X12'4-5/8 SINGLE FACE ILLUM WALL SIGNS ONE EACH ON FRONT, LEFT, AND RIGHT ELEVATIONS. SEPARATE PERMIT REQ'D FOR ANY ELECTRICAL WORK."},{"number":"ZP-2021-012731","date":"2021-11-23","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REFACING OF AN EXISTING DOUBLE-FACED FREE-STANDING SIGN WITH STATIC ILLLUMINATION (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2023-013391","date":"2023-12-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"},{"number":"CP-2024-000716","date":"2024-03-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-28","scope":"FOR LEVEL III INTERIOR ALTERATIONS WITH A COMPLETE CHANGE IN USE & OCCUPANCY CLASSIFICATION OF THE EXISTING DETACHED STRUCTURE TO NON-SEPARATED GROUP M AND GROUP H-3 RETAIL SALES AND STORAGE OF CLASS 1.4G CONSUMER FIREWORKS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"EP-2024-002663","date":"2024-04-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-10","scope":"Electrical Permit for combo CP-2024-000716 Install 400A service,all interior wiring. 2017 NEC. **Separate fire alarm permit req'd**"},{"number":"PP-2024-003690","date":"2024-04-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-28","scope":"Plumbing Permit (Interior) for combo CP-2024-000716"},{"number":"EP-2024-003351","date":"2024-04-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-12","scope":"Installation of Fire alarm systems as per plans and 2016 NFPA 72."},{"number":"ZP-2024-003074","date":"2024-04-18","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-05","scope":"FOR THE ERECTION OF TWO (2) ACCESSORY STATICALLY ILLUMINATED WALL SIGNS AND FOR THE REFACING OF BOTH SIDES OF AN EXISTING STATICALLY ILLUMINATED FREESTANDING SIGN. SIZES AND LOCATIONS AS SHOWN ON APPLICATION/PLAN."},{"number":"MP-2024-001929","date":"2024-05-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-28","scope":"For the installation of HVAC appliances, GRDs, and associated ductwork as per approved plans and in accordance with 2018 IMC. Separate permits to be obtained for all other work. If site conditions vary, contact design professional prior to start of work/"},{"number":"GP-2024-003717","date":"2024-05-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-07-05","scope":"FOR THE INSTALLATION OF TWO (2) FLAT WALL SIGNS WITH STATIC ILLUMINATION AND REFACING BOTH SIDES OF EXISTING FREE-STANDING SIGN PER APPROVED PLANS. SEPARATE PERMIT IS REQUIRED FOR ELECTRICAL WORK."},{"number":"PP-2024-008585","date":"2024-06-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-24","scope":"Exterior plumbing Installation of 6-inch sprinkler FS"},{"number":"FP-2024-000725","date":"2024-06-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-28","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 6-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"EP-2024-003309","date":"2024-06-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-18","scope":"ELECTRICAL POWER OF TWO (2) FLAT WALL SIGNS WITH STATIC ILLUMINATION AND ONE (1) EXISTING FREE-STANDING SIGN PER APPROVED PLANS.. ZP-2024-003074"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["10 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 70% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $750,000 to $1,275,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #635682: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"4 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 6, 2027; Fire Alarm Certification: Certified through Jun 6, 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":"5 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 23, 2025.","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":"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/"}]}