{"asOf":"2026-07-31T06:20:26.417Z","block":"7500-7599 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7500-7599-haverford-ave","address":"7536 HAVERFORD AVE","parcelNumber":"882810900","source":"https://property.phila.gov/?p=882810900","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"254","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"ABIGAIL K HOFFMAN FINANCI","coOwner":null,"marketValue":342800,"landAssessment":68500,"improvementAssessment":274300,"livableArea":3661,"yearBuilt":1960,"lastSale":{"price":1,"date":"2000-12-11T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"79853","date":"2006-09-18","type":"BC INSP","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.977684633549934,"lng":-75.26683894901296,"geom":{"type":"Polygon","coordinates":[[[-75.266604321,39.977760808],[-75.267005655,39.977551317],[-75.267059803,39.977616483],[-75.266688879,39.977810851],[-75.266604321,39.977760808]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-018274","type":"Fire Alarm Certification","inspectionDate":"2022-12-05","result":"Certified","expirationDate":"2023-12-05","buildingId":"1411896"},{"number":"BC-2023-026420","type":"Fire Alarm Certification","inspectionDate":"2023-12-28","result":"Certified","expirationDate":"2024-12-28","buildingId":"1411896"},{"number":"BC-2025-002651","type":"Fire Alarm Certification","inspectionDate":"2024-12-27","result":"Certified","expirationDate":"2025-12-27","buildingId":"1411896"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":1,"lotArea":3741,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1535 Chestnut ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":293500,"taxable":293500,"land":37400,"improvement":256100,"taxableLand":37400,"taxableImprovement":256100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":293500,"taxable":293500,"land":37400,"improvement":256100,"taxableLand":37400,"taxableImprovement":256100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":318800,"taxable":318800,"land":63739,"improvement":255061,"taxableLand":63739,"taxableImprovement":255061,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":293700,"taxable":293700,"land":58740,"improvement":234960,"taxableLand":58740,"taxableImprovement":234960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":295900,"taxable":295900,"land":59180,"improvement":236720,"taxableLand":59180,"taxableImprovement":236720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":295900,"taxable":295900,"land":59180,"improvement":236720,"taxableLand":59180,"taxableImprovement":236720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":295900,"taxable":295900,"land":59180,"improvement":236720,"taxableLand":59180,"taxableImprovement":236720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":323300,"taxable":323300,"land":64668,"improvement":258632,"taxableLand":64668,"taxableImprovement":258632,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":323300,"taxable":323300,"land":64668,"improvement":258632,"taxableLand":64668,"taxableImprovement":258632,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":332900,"taxable":332900,"land":66580,"improvement":266320,"taxableLand":66580,"taxableImprovement":266320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":332900,"taxable":332900,"land":66580,"improvement":266320,"taxableLand":66580,"taxableImprovement":266320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":342800,"taxable":342800,"land":68500,"improvement":274300,"taxableLand":68500,"taxableImprovement":274300,"exemptLand":0,"exemptImprovement":0}],"taxNow":4660,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"88265","date":"2007-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-07-18","scope":"REPLACE 5\" LATERAL"},{"number":"279321","date":"2010-06-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR INTERIOR ALTERATION WITHIN AN EXISTING ADULT CARE FACILITY. REMOVE AND INSTALL INTERIOR NON-LOAD BEARING PARTITIONS IN OFFICE SPACE AS SHOWN ON THE APPROVED PLANS. NO CERTIFICATE OF OCCUPANCY REQUIRED FOR THIS ACTIVITY. PREVIOUS BUILDING PERMIT # 176730, BBS CASE 0407-05 AND FIRE PREVENTION BOARD CASE # 2007-077 APPPLY AND ARE ACTIVE AND VALID."},{"number":"286075","date":"2010-06-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-07-15","scope":"INSTALL WIRING FOR (6)RECEPTACLES, BATHROOM GFCI RECEPTACLES AND EXHAUST FAN. REPLACE EXISTING EMERGENCY LIGHT. INSTALL SEPARATE SWITCH FOR LIGHTING FIXTURES. ALL WORK IN ACCORDANCE WITH 2008 NEC"},{"number":"288803","date":"2010-07-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-02-17","scope":"INSTALL FIXTURES- TOILET, LAVATORY. INSTALL SHOWER AND FAUCETS. REPLACE/RELOCATE 3\" VENT STACK IN BATHROOM. INSTALL CHECK VALVE IN GROUND FLOOR"},{"number":"571498","date":"2014-11-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-20","scope":"INSTALLATION OF NEW HVAC SYSTEM AS PER PLANS."},{"number":"ZP-2021-016029","date":"2022-02-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2022-002204","date":"2022-08-12","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-09-06","scope":"FOR CERTIFICATE OF OCCUPANCY (GROUP E) DAYCARE IN EXISTING 1-STORY STRUCTURE. NO WORK THIS PERMIT. ( LAWFUL OCCUPANCY 32)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[{"number":"203466","type":"Food Preparing and Serving","status":"Inactive","businessName":"ELDERWATCH PLUS INC","legalName":"ELDERWATCH PLUS INC","address":"7536 HAVERFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2010-06-16","expirationDate":"2012-04-30","inactiveDate":null},{"number":"681057","type":"Dumpster License - Private Property","status":"Active","businessName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","legalName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","address":"7536 HAVERFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-10-19","latestIssueDate":"2015-10-19","expirationDate":null,"inactiveDate":null},{"number":"684315","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","legalName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","address":"7536 HAVERFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-11-18","latestIssueDate":"2019-04-11","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"905886","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Community Development Services","legalName":"Community Development Services","address":"7536 HAVERFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-09-14","latestIssueDate":"2025-08-24","expirationDate":"2026-09-13","inactiveDate":null}],"licenseActivity":[{"number":"905886","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Community Development Services","legalName":"Community Development Services","issuedDate":"2022-09-14","latestIssueDate":"2025-08-24","closureDate":null,"expirationDate":"2026-09-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"684315","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","legalName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","issuedDate":"2015-11-18","latestIssueDate":"2019-04-11","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"681057","type":"Dumpster License - Private Property","businessName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","legalName":"SENIOR CARE CENTERS OF PENNSYLVANIA INC","issuedDate":"2015-10-19","latestIssueDate":"2015-10-19","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"203466","type":"Food Preparing and Serving","businessName":"ELDERWATCH PLUS INC","legalName":"ELDERWATCH PLUS INC","issuedDate":"2004-05-07","latestIssueDate":"2010-06-16","closureDate":"2012-04-30","expirationDate":"2012-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 279321 (EXPIRED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 27, 2025","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203466: Inactive; Food Preparing and Serving (30+ SEATS) #684315: Inactive since Jun 29, 2020","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}