{"asOf":"2026-07-26T01:08:27.796Z","block":"9800-9899 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9800-9899-bustleton-ave","address":"9831-41 BUSTLETON AVE","parcelNumber":"882895300","source":"https://property.phila.gov/?p=882895300","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MD0","buildingCodeNew":"233","buildingClass":"SHOP CENT STRIP MASONRY","buildingClassNew":"STRIP SHOPPING CENTER","useLabel":"Store","owner":"GABRIEL REAL ESTATE ASSOCIATES LP","coOwner":null,"marketValue":1007800,"landAssessment":201500,"improvementAssessment":806300,"livableArea":6108,"yearBuilt":1975,"lastSale":{"price":1,"date":"2019-12-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"2146900","date":"2011-07-07","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2160161","date":"2011-07-29","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2436482","date":"2012-04-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4836231","date":"2018-10-09","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4836215","date":"2017-10-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"287435","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-07-19","completedDate":"2011-08-24","violations":[{"number":"2146900","date":"2011-07-07","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"289281","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-08-01","completedDate":"2011-08-01","violations":[{"number":"2160161","date":"2011-07-29","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"322040","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-04-03","completedDate":"2012-07-26","violations":[{"number":"2436482","date":"2012-04-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"658478","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2018-10-09","completedDate":"2018-11-14","violations":[{"number":"4836231","date":"2018-10-09","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"770226","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4836215","date":"2017-10-12","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"287435","date":"2011-07-07","type":"BC INSP","status":"FAILED"},{"caseNumber":"289281","date":"2011-07-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"287435","date":"2011-08-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"322040","date":"2012-04-02","type":"BC INSP","status":"FAILED"},{"caseNumber":"322040","date":"2012-05-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"322040","date":"2012-07-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"658478","date":"2018-10-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"658478","date":"2018-11-14","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":2},{"y":2012,"fails":2,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.090618323465236,"lng":-75.0324645249683,"geom":{"type":"Polygon","coordinates":[[[-75.032253887,40.090482017],[-75.032336775,40.090362541],[-75.032770526,40.090615666],[-75.032599436,40.090873563],[-75.032153578,40.090620844],[-75.032253887,40.090482017]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":1,"lotArea":16081,"zoning":"CA1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9831-41 BUSTLETON AVE, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":676200,"taxable":676200,"land":267500,"improvement":408700,"taxableLand":267500,"taxableImprovement":408700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":676200,"taxable":676200,"land":267500,"improvement":408700,"taxableLand":267500,"taxableImprovement":408700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":811600,"taxable":811600,"land":162320,"improvement":649280,"taxableLand":162320,"taxableImprovement":649280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":680500,"taxable":680500,"land":136100,"improvement":544400,"taxableLand":136100,"taxableImprovement":544400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":680500,"taxable":680500,"land":136100,"improvement":544400,"taxableLand":136100,"taxableImprovement":544400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":680500,"taxable":680500,"land":136100,"improvement":544400,"taxableLand":136100,"taxableImprovement":544400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":680500,"taxable":680500,"land":136100,"improvement":544400,"taxableLand":136100,"taxableImprovement":544400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":849900,"taxable":849900,"land":169986,"improvement":679914,"taxableLand":169986,"taxableImprovement":679914,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":849900,"taxable":849900,"land":169986,"improvement":679914,"taxableLand":169986,"taxableImprovement":679914,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":849000,"taxable":849000,"land":169800,"improvement":679200,"taxableLand":169800,"taxableImprovement":679200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":849000,"taxable":849000,"land":169800,"improvement":679200,"taxableLand":169800,"taxableImprovement":679200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1007800,"taxable":1007800,"land":201500,"improvement":806300,"taxableLand":201500,"taxableImprovement":806300,"exemptLand":0,"exemptImprovement":0}],"taxNow":11884,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"755405","date":"2017-02-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-15","scope":"FOR A PREPARED FOOD SHOP (DOES NOT UTILIZE COMMERCIAL COOKING APPLIANCES )( LESS THAN 20 SEATING) AT SPACE # 3 AS PART OF EXISTING AREA SHOPPING CENTER .NO SIGN ON THIS APPLICATION."},{"number":"779847","date":"2017-05-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-02","scope":"EAT IN TAKE OUT RESTARAUNT. (NO LIVE MUSIC /NO SIGN ON THIS PERMIT)"},{"number":"797567","date":"2017-07-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"SITDOWN RESTARAUNT IN SPACE #3 (NO LIVE MUSIC /NO SIGN ON THIS PERMIT)"},{"number":"770226","date":"2017-09-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-22","scope":"PARTIAL CHANGE IN OCCUPANCY AND INTERIOR ALTERATIONS TO ACCOMMODATE NEW TENANT IN UNIT #3. SPACE TO BE USED AS SIT DOWN RESTAURANT (25 OR FEWER OCCUPANTS). ALTERATIONS TO INCLUDE ERECTION OF NON-BEARING PARTITIONS, FURNISHINGS, FINISHES AND ACCESSIBILITY UPGRADES. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL AND ELECTRICAL WORK."},{"number":"GM-2023-000007","date":"2023-01-09","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-01-12","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Streets Department Permit is required for any sidewalk and street closures."},{"number":"ZP-2023-011501","date":"2023-11-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2023-004864","date":"2023-11-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-26","scope":"FOR CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION) LEVEL II ALTERATIONS TO INCLUDE STRUCTURAL WORK, NEW PARTITIONS, FIXTURES, EQUIPMENT, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2023-016010","date":"2023-12-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-26","scope":"INSTALL 2 HAND SINKS, 1 TWO COMPARTMENT SINK, 1 THREE COMPARTMENT SINK, 1 HOT WATER HEATER, 1 GREASE INTERCEPTOR, 1 FLOOR DRAIN, 1 MOP SINK AND 1 FLOOR SINK ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2024-005957","date":"2025-01-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-01","scope":"FOR THE INSTALLATION OF A TYPE 1 COMMERCIAL KITCHEN HOOD (8'-0\") TO INCLUDE ASSOCIATED DUCTWORK AND FANS. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS. *********** SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND FIRE SUPPRESSION WORK. **IMC 2018**"},{"number":"FP-2025-000585","date":"2025-03-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. To install a wet chemical kitchen fire suppression system for an 8'-0\" hood system."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Roof Covering Replacement"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"455298","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FUTURE PHARMACY","legalName":"FUTURE PHARMACY","address":"9831-41 BUSTLETON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-08-29","latestIssueDate":"2020-08-07","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"543711","type":"Dumpster License - Private Property","status":"Active","businessName":"GABRIEL REAL ESTATE ASSOCIATES","legalName":"GABRIEL REAL ESTATE ASSOCIATES","address":"9831-41 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-09-12","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"787285","type":"Precious Metal Dealer","status":"Inactive","businessName":"jewelry art (sole proprietor)","legalName":"jewelry art","address":"9831-41 BUSTLETON AVE","revenueCode":"3524","rentalCategory":null,"units":null,"issuedDate":"2018-08-27","latestIssueDate":"2019-09-18","expirationDate":"2020-08-26","inactiveDate":"2020-10-25"},{"number":"943710","type":"Food Preparing and Serving","status":"Active","businessName":"VASYL YAKUBETS (HANDMADE FROZEN FOOD LLC)","legalName":"VASYL YAKUBETS","address":"9831-41 BUSTLETON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-02-07","latestIssueDate":"2026-01-23","expirationDate":"2027-02-06","inactiveDate":null}],"licenseActivity":[{"number":"943710","type":"Food Preparing and Serving","businessName":"VASYL YAKUBETS (HANDMADE FROZEN FOOD LLC)","legalName":"VASYL YAKUBETS","issuedDate":"2024-02-07","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2027-02-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"787285","type":"Precious Metal Dealer","businessName":"jewelry art (sole proprietor)","legalName":"jewelry art","issuedDate":"2018-08-27","latestIssueDate":"2019-09-18","closureDate":"2020-10-25","expirationDate":"2020-08-26","inactiveDate":"2020-10-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"543711","type":"Dumpster License - Private Property","businessName":"GABRIEL REAL ESTATE ASSOCIATES","legalName":"GABRIEL REAL ESTATE ASSOCIATES","issuedDate":"2011-09-12","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"455298","type":"Food Establishment, Retail Permanent Location","businessName":"FUTURE PHARMACY","legalName":"FUTURE PHARMACY","issuedDate":"2008-08-29","latestIssueDate":"2020-08-07","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #755405: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: FP-2025-000585 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 14, 2018.","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":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #455298: Inactive since Jun 29, 2021; Precious Metal Dealer #787285: Inactive since Oct 25, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 5 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/"}]}