{"asOf":"2026-07-25T14:32:01.497Z","block":"4800-4899 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-spruce-st","address":"4810 SPRUCE ST","parcelNumber":"882873600","source":"https://property.phila.gov/?p=882873600","ownerType":"absentee","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":"RUAN DONGQIANG","coOwner":"LIANG MEICHAN","marketValue":130000,"landAssessment":26000,"improvementAssessment":104000,"livableArea":846,"yearBuilt":1925,"lastSale":{"price":265000,"date":"2024-11-04T05:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2026-000312","date":"2026-01-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-000313","date":"2026-01-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-000630","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-05","completedDate":null,"violations":[{"number":"VI-2026-000312","date":"2026-01-05","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-000313","date":"2026-01-05","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"68255","date":"2006-06-21","type":"BC INSP","status":"PASSED"},{"caseNumber":"85155","date":"2006-10-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"113678","date":"2007-05-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2026-000630","date":"2026-01-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":2},{"y":2007,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95341788675988,"lng":-75.21866824858334,"geom":{"type":"Polygon","coordinates":[[[-75.218610108,39.953560993],[-75.218669648,39.953267157],[-75.218726029,39.953274028],[-75.218667587,39.953567613],[-75.218610108,39.953560993]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":1,"lotArea":1748,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2821 GILHAM ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67500,"taxable":67500,"land":29700,"improvement":37800,"taxableLand":29700,"taxableImprovement":37800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67500,"taxable":67500,"land":29700,"improvement":37800,"taxableLand":29700,"taxableImprovement":37800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":73300,"taxable":73300,"land":14619,"improvement":58681,"taxableLand":14619,"taxableImprovement":58681,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":67900,"taxable":67900,"land":13580,"improvement":54320,"taxableLand":13580,"taxableImprovement":54320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":68400,"taxable":68400,"land":13680,"improvement":54720,"taxableLand":13680,"taxableImprovement":54720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":68400,"taxable":68400,"land":13680,"improvement":54720,"taxableLand":13680,"taxableImprovement":54720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":68400,"taxable":68400,"land":13680,"improvement":54720,"taxableLand":13680,"taxableImprovement":54720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":74700,"taxable":74700,"land":14949,"improvement":59751,"taxableLand":14949,"taxableImprovement":59751,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":74700,"taxable":74700,"land":14949,"improvement":59751,"taxableLand":14949,"taxableImprovement":59751,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":78000,"taxable":78000,"land":15600,"improvement":62400,"taxableLand":15600,"taxableImprovement":62400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":78000,"taxable":78000,"land":15600,"improvement":62400,"taxableLand":15600,"taxableImprovement":62400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1092,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection passed ×2"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":265000},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"203171","type":"Food Preparing and Serving","status":"Inactive","businessName":"SEANG P SOUNG (48TH STREET DONUT)","legalName":"SEANG P SOUNG","address":"4810 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-22","latestIssueDate":"2002-04-22","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206868","type":"Food Preparing and Serving","status":"Inactive","businessName":"HAHN ROS (48TH DONUT)","legalName":"HAHN ROS","address":"4810 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-27","latestIssueDate":"2010-04-14","expirationDate":"2011-04-30","inactiveDate":"2011-08-11"},{"number":"541186","type":"Food Preparing and Serving","status":"Closed","businessName":"SAMATH POT (48TH ST DONUT PLUS)","legalName":"SAMATH POT","address":"4810 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-08-11","latestIssueDate":"2018-04-23","expirationDate":"2019-04-30","inactiveDate":null},{"number":"542298","type":"Dumpster License - Private Property","status":"Active","businessName":"SAMATH POT (48TH ST DONUT PLUS)","legalName":"SAMATH POT","address":"4810 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-08-23","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"792427","type":"Food Preparing and Serving","status":"Inactive","businessName":"SREY LUX HENG","legalName":"SREY LUX HENG ","address":"4810 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-10-22","latestIssueDate":"2018-10-22","expirationDate":"2019-10-21","inactiveDate":"2019-12-20"},{"number":"820413","type":"Food Preparing and Serving","status":"Inactive","businessName":"BELLY SEUNG","legalName":"BELLY SEUNG ","address":"4810 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-08-08","latestIssueDate":"2023-08-10","expirationDate":"2024-08-07","inactiveDate":"2024-10-06"},{"number":"1004068","type":"Vacant Commercial Property","status":"Active","businessName":"DONGQIANG RUAN & MEICHAN LIANG PTRS","legalName":"DONGQIANG RUAN & MEICHAN LIANG PTRS","address":"4810 SPRUCE ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2026-04-08","latestIssueDate":"2026-04-08","expirationDate":"2027-04-07","inactiveDate":null}],"licenseActivity":[{"number":"1004068","type":"Vacant Commercial Property","businessName":"DONGQIANG RUAN & MEICHAN LIANG PTRS","legalName":"DONGQIANG RUAN & MEICHAN LIANG PTRS","issuedDate":"2026-04-08","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"820413","type":"Food Preparing and Serving","businessName":"BELLY SEUNG","legalName":"BELLY SEUNG ","issuedDate":"2019-08-08","latestIssueDate":"2023-08-10","closureDate":"2024-10-06","expirationDate":"2024-08-07","inactiveDate":"2024-10-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"792427","type":"Food Preparing and Serving","businessName":"SREY LUX HENG","legalName":"SREY LUX HENG ","issuedDate":"2018-10-22","latestIssueDate":"2018-10-22","closureDate":"2019-12-20","expirationDate":"2019-10-21","inactiveDate":"2019-12-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"542298","type":"Dumpster License - Private Property","businessName":"SAMATH POT (48TH ST DONUT PLUS)","legalName":"SAMATH POT","issuedDate":"2011-08-23","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"541186","type":"Food Preparing and Serving","businessName":"SAMATH POT (48TH ST DONUT PLUS)","legalName":"SAMATH POT","issuedDate":"2011-08-11","latestIssueDate":"2018-04-23","closureDate":"2019-04-30","expirationDate":"2019-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"206868","type":"Food Preparing and Serving","businessName":"HAHN ROS (48TH DONUT)","legalName":"HAHN ROS","issuedDate":"2004-04-27","latestIssueDate":"2010-04-14","closureDate":"2011-08-11","expirationDate":"2011-04-30","inactiveDate":"2011-08-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203171","type":"Food Preparing and Serving","businessName":"SEANG P SOUNG (48TH STREET DONUT)","legalName":"SEANG P SOUNG","issuedDate":"2002-04-22","latestIssueDate":"2002-04-22","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","vacantLicense":true,"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["active Vacant Commercial Property license","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":"violations","level":"attention","title":"2 open L&I violations","finding":"2 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":"1 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 5, 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 #203171: Inactive; Food Preparing and Serving #206868: Inactive since Aug 11, 2011; Food Preparing and Serving #541186: Closed; Food Preparing and Serving #792427: Inactive since Dec 20, 2019","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/"}]}