{"asOf":"2026-07-31T06:20:26.417Z","block":"7500-7599 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7500-7599-haverford-ave","address":"7516 HAVERFORD AVE","parcelNumber":"882810200","source":"https://property.phila.gov/?p=882810200","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"DREAM PROPERTY REALTY LLC","coOwner":null,"marketValue":364000,"landAssessment":72800,"improvementAssessment":291200,"livableArea":1768,"yearBuilt":1960,"lastSale":{"price":262200,"date":"2024-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"3905185","date":"2016-02-13","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905188","date":"2016-02-13","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905187","date":"2016-02-13","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905184","date":"2016-02-13","code":"A-301.1/33","title":"PERMB- INSTALL DRY WALL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905186","date":"2016-02-13","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"4927263","date":"2018-05-04","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-02-21","underAppeal":false,"noticeUrl":null},{"number":"4927262","date":"2018-05-04","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-02-21","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"519871","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2016-02-13","completedDate":"2016-04-20","noticeUrl":null,"violations":[{"number":"3905185","date":"2016-02-13","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905188","date":"2016-02-13","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905187","date":"2016-02-13","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905184","date":"2016-02-13","code":"A-301.1/33","title":"PERMB- INSTALL DRY WALL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null},{"number":"3905186","date":"2016-02-13","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-04-20","underAppeal":false,"noticeUrl":null}]},{"number":"632181","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2018-05-08","completedDate":"2019-02-22","noticeUrl":null,"violations":[{"number":"4927263","date":"2018-05-04","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-02-21","underAppeal":false,"noticeUrl":null},{"number":"4927262","date":"2018-05-04","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-02-21","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2016,"n":5,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"79882","date":"2006-09-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"75754","date":"2011-02-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"519871","date":"2016-02-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"519871","date":"2016-04-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"519871","date":"2016-04-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"632181","date":"2018-05-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632181","date":"2018-06-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632181","date":"2019-01-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"632181","date":"2019-02-21","type":"CEASE INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":2},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97736641133216,"lng":-75.26624731519284,"geom":{"type":"Polygon","coordinates":[[[-75.266047361,39.977423966],[-75.266386175,39.977258548],[-75.26643403,39.977316985],[-75.266121986,39.977468298],[-75.266047361,39.977423966]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-023325","type":"Fire Alarm Certification","inspectionDate":"2025-09-07","result":"Certified","expirationDate":"2026-09-07","buildingId":"1411917"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":1,"lotArea":2697,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1104 ARBORETUM RD, WYNCOTE PA, 19095","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for the proposed use, Event Assembly Facility, in an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2024-06-20","number":"ZP-2024-001584","relatedPermit":"ZP-2024-001584"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":134600,"taxable":134600,"land":29900,"improvement":104700,"taxableLand":29900,"taxableImprovement":104700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":134600,"taxable":134600,"land":29900,"improvement":104700,"taxableLand":29900,"taxableImprovement":104700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":146200,"taxable":146200,"land":29240,"improvement":116960,"taxableLand":29240,"taxableImprovement":116960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":134900,"taxable":134900,"land":26980,"improvement":107920,"taxableLand":26980,"taxableImprovement":107920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":135900,"taxable":135900,"land":27180,"improvement":108720,"taxableLand":27180,"taxableImprovement":108720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":135900,"taxable":135900,"land":27180,"improvement":108720,"taxableLand":27180,"taxableImprovement":108720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":135900,"taxable":135900,"land":27180,"improvement":108720,"taxableLand":27180,"taxableImprovement":108720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":148500,"taxable":148500,"land":29700,"improvement":118800,"taxableLand":29700,"taxableImprovement":118800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":148500,"taxable":148500,"land":29700,"improvement":118800,"taxableLand":29700,"taxableImprovement":118800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":157100,"taxable":157100,"land":31420,"improvement":125680,"taxableLand":31420,"taxableImprovement":125680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":364000,"taxable":177792,"land":72800,"improvement":291200,"taxableLand":72800,"taxableImprovement":104992,"exemptLand":0,"exemptImprovement":186208},{"y":2027,"v":364000,"taxable":177792,"land":72800,"improvement":291200,"taxableLand":72800,"taxableImprovement":104992,"exemptLand":0,"exemptImprovement":186208}],"taxNow":2489,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"665907","date":"2016-01-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-26","scope":"USE AS DAYCARE CENTER IN AN EXITING ONE STORY STURCTURE, NO SIGN ON THIS PERMIT,"},{"number":"943190","date":"2019-01-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-01-22","scope":"FOR A PERSONAL SERVICE AT FIRST FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION."},{"number":"ZP-2024-001584","date":"2024-05-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Assembly and Entertainment - Event Assembly Activity"},{"number":"CP-2024-004093","date":"2024-08-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-18","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS ASSEMBLY AND ENTERTAINMENT-EVENT ASSEMBLY ACTIVITY. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"EP-2024-009600","date":"2024-10-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-15","scope":"Add 2 circuits for the lights. Supply and install 10 outlets, six switches and 2 GFI's. Supply and install emergency lighting for the front and back doors."},{"number":"PP-2024-013090","date":"2024-11-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-18","scope":"Install sanitary and domestic water supply system Other fixtures 1 - mop sink, 1 - drinking fountain, 5 floor clean out,"},{"number":"MP-2025-001229","date":"2025-03-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-18","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"Renovated & sold on","storyDelta":1.62,"timeline":[{"y":2016,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":262200},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"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":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-001584: Completed · Granted with conditions; related permit ZP-2024-001584. Use permit #665907: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"3 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 21, 2019.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 7, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}