{"asOf":"2026-07-28T19:11:48.842Z","block":"4500-4599 WOODHAVEN RD","blockUrl":"https://philadelphia.blockreport.homes/block/4500-4599-woodhaven-rd","address":"4501 WOODHAVEN RD","parcelNumber":"882691018","source":"https://property.phila.gov/?p=882691018","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"6A0","buildingCodeNew":"230","buildingClass":"COM CONDO 1 STY MASONRY","buildingClassNew":"SUPER REGIONAL SHOPPING MALL","useLabel":"Commercial","owner":"2 LIBERTY PLAZA LLC","coOwner":null,"marketValue":7581000,"landAssessment":1516200,"improvementAssessment":6064800,"livableArea":56500,"yearBuilt":1989,"lastSale":{"price":3925000,"date":"2021-02-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-097143","date":"2025-12-15","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-02","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-020850","date":"2026-04-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-05-19","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-133791","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-15","completedDate":null,"violations":[{"number":"VI-2025-097143","date":"2025-12-15","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-02","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-034404","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2026-04-13","completedDate":"2026-05-20","violations":[{"number":"VI-2026-020850","date":"2026-04-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-05-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-133791","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133791","date":"2026-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-034404","date":"2026-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-034404","date":"2026-04-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-034404","date":"2026-05-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08612032211578,"lng":-74.96752034537059,"geom":null,"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":161416,"zoning":"CA1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4501 WOODHAVEN RD UNIT 2, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"See documents","status":"In Process","outcome":"Complete","date":"2020-11-23","number":"HA-2020-001594","relatedPermit":"1052147"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2020,"v":2051000,"taxable":2051000,"land":479300,"improvement":1571700,"taxableLand":479300,"taxableImprovement":1571700,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2051000,"taxable":2051000,"land":479300,"improvement":1571700,"taxableLand":479300,"taxableImprovement":1571700,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4520000,"taxable":4520000,"land":1056282,"improvement":3463718,"taxableLand":1056282,"taxableImprovement":3463718,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4230000,"taxable":4230000,"land":846015,"improvement":3383985,"taxableLand":846015,"taxableImprovement":3383985,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4230000,"taxable":4230000,"land":846015,"improvement":3383985,"taxableLand":846015,"taxableImprovement":3383985,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4407000,"taxable":4407000,"land":881400,"improvement":3525600,"taxableLand":881400,"taxableImprovement":3525600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4407000,"taxable":4407000,"land":881400,"improvement":3525600,"taxableLand":881400,"taxableImprovement":3525600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":7581000,"taxable":7581000,"land":1516200,"improvement":6064800,"taxableLand":1516200,"taxableImprovement":6064800,"exemptLand":0,"exemptImprovement":0}],"taxNow":61689,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2020-010977","date":"2021-01-05","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-11-12","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Demolition of Non Load Bearing Framed Walls and Removal of Ceiling Grid and Tile with a 42,000 SF former Pathmark store."},{"number":"CP-2021-001028","date":"2021-04-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-24","scope":"FOR THE INTERIOR FITOUT OF AN EXISTING BUILDING FOR THE USE OF A CARWASH WITHIN A BUILDING, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, STRUCTURAL WORK, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. MECHANICAL VENTILATION TO BE PROVIDED IN ACCORDANCE WITH SECTION 406.6.2 OF THE 2018 IBC IN A SEPARATE MECHANICAL PERMIT. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH A NFPA 13 STANDARD. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2021-009732","date":"2021-06-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-03","scope":"Install of plumbing systems as shown on drawings including underground water reclaim system, underground drainage, above ground drainage and venting, all water piping and fixtures as shown."},{"number":"MP-2021-003541","date":"2021-06-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-24","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"EP-2021-008217","date":"2021-08-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-24","scope":"INSTALL FIRE ALARM PER PLANS AND PER 2016 NFPA 72"},{"number":"EP-2021-005700","date":"2021-09-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-24","scope":"- Install 2 C/O Louvers - Install 1 Alarm panel - Install 1 C/O Panel - Install 10 C/O Detectors - Install 1 Time Clock - Install 1 Interconnect - Install 1 Interior site lights - Install 1 Dimming Panel - Install 171 LED Main Area High Bay Lights - Install 80 Special Lights for Wash Tunnel - Install 80 Vacuum Arch Lighting - Install 8 Inverters - Install 15 New Wall Packs - Install 6 2' x 4' LED Lights - Install 5 Emergency Combo Lights - Install 5 Remote Lights - Install 4 Emergency Lights - Install 2 Signs - Install 1 Photo Cell - Install 28 AV Connections - Install 3 Video Connections - Install 6 Switches - Install 6 SVS - Install 12 S3 Long - Install 8 Exhaust Fans - Install 3 Split Systems - Install 1 HWH - Install 3 BB - Install 3 Small Bath Fan - Install 7 Outlets - Install 1 Dedicated Circuit - Install 10 GFCI's - Install 1 Dryer Circuit - Install 2 Door Circuits - Install 1 Boiler Circuit - Install 6 Voice Data Ports - Install 9 Inside Vacs - Install 9 Breakers ( Purchase 1) - Install 8 Motor Control Cabinets All equipment will be run in raceway and energized by wire sizes set forth by the engineer in the drawing set as per APPROVED DRAWINGS 2017 nec ,2016 nfpa 72 and 2018 PHILA FIRE CODE."},{"number":"EP-2021-010052","date":"2021-10-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-22","scope":"FIRE AND BURGLAR ALARM INSTALLATION AS PER APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2021-002194","date":"2021-11-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-24","scope":"FOR THE INSTALLATION OF 222 NEW PENDENT SPRINKLERS TO AN EXISTING FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE A SIX (6) INCH AMES 2000SS BACK FLOW PREVENTER ASSEMBLY. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $4,407,000 to $7,581,000","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":"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 PASSED on May 20, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits 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":"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 2 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/"}]}