{"asOf":"2026-07-22T23:40:20.956Z","block":"5500-5599 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-germantown-ave","address":"5535 GERMANTOWN AVE","parcelNumber":"882918670","source":"https://property.phila.gov/?p=882918670","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BC0","buildingCodeNew":"254","buildingClass":"STR/OFF 3 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"RAMSES LLC","coOwner":null,"marketValue":512800,"landAssessment":102500,"improvementAssessment":410300,"livableArea":3761,"yearBuilt":1950,"lastSale":{"price":76855,"date":"2012-05-09T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03483675649029,"lng":-75.17292027817754,"geom":{"type":"Polygon","coordinates":[[[-75.172784764,40.034932477],[-75.173068066,40.034665506],[-75.173103477,40.034686725],[-75.172792266,40.034993932],[-75.1727493,40.034967886],[-75.172784764,40.034932477]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-004971","type":"Fire Alarm Certification","inspectionDate":"2026-02-19","result":"Certified","expirationDate":"2027-02-19","buildingId":"1224299"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":1950,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5535 GERMANTOWN AVE, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":292400,"taxable":292400,"land":98400,"improvement":194000,"taxableLand":98400,"taxableImprovement":194000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":292400,"taxable":292400,"land":98400,"improvement":194000,"taxableLand":98400,"taxableImprovement":194000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":193600,"taxable":193600,"land":38720,"improvement":154880,"taxableLand":38720,"taxableImprovement":154880,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":191700,"taxable":191700,"land":38340,"improvement":153360,"taxableLand":38340,"taxableImprovement":153360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":193100,"taxable":193100,"land":38620,"improvement":154480,"taxableLand":38620,"taxableImprovement":154480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":193100,"taxable":193100,"land":38620,"improvement":154480,"taxableLand":38620,"taxableImprovement":154480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":193100,"taxable":193100,"land":38620,"improvement":154480,"taxableLand":38620,"taxableImprovement":154480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":211000,"taxable":211000,"land":42201,"improvement":168799,"taxableLand":42201,"taxableImprovement":168799,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":211000,"taxable":211000,"land":42201,"improvement":168799,"taxableLand":42201,"taxableImprovement":168799,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":497900,"taxable":497900,"land":99580,"improvement":398320,"taxableLand":99580,"taxableImprovement":398320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":497900,"taxable":497900,"land":99580,"improvement":398320,"taxableLand":99580,"taxableImprovement":398320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":512800,"taxable":512800,"land":102500,"improvement":410300,"taxableLand":102500,"taxableImprovement":410300,"exemptLand":0,"exemptImprovement":0}],"taxNow":6970,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"331244","date":"2011-05-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-05-25","scope":"USE BASEMENT FOR STORAGE/MECHANICALS, 1ST AS ART GALLERY AND GIFT SHOP FOR CULTURAL INSTITUTE, 2ND FL. ADMINISTRATIVE OFFICES AND 3RD FL. ADMINISTRATIVE OFFICES FOR CULTURAL INSTITUTE, NO SIGNS THIS APP. MODIFICATION TO EXISTING STOREFRONT (ADDED ON 5/24)"},{"number":"332120","date":"2011-06-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-17","scope":"ALTERATIONS TO INCLUDE DEMOLITION, WINDOW REPLACEMENT, INTERIOR RENOVATIONS INCLUDING (2) BATHS, STOREFRONT REPLACEMENT, INFILLING FLOOR AT ONE FORMER STAIR AND WIDENING ONE OPENING IN MASONRY WALL.."},{"number":"352569","date":"2011-07-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-26","scope":"200AMP REWIRE"},{"number":"354652","date":"2011-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-02-17","scope":"ROUGH IN AND FINISH 2 TOILET, 2 SINKS, 1 KITCHEN SINK, 1 MOP SINK, 1 HOT WATER TANK"},{"number":"364349","date":"2011-10-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-26","scope":"FIRE ALARM SYSTEM AS PER NFPA 72"},{"number":"357026","date":"2011-10-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-02-17","scope":"INSTALLATION HVAC SYSTEMS INCLUDES NEW DUCTWORK AND GRD'S (3) ROOFTOP UNITS AND A HEAT PUMP."},{"number":"381141","date":"2011-12-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-12-30","scope":"ERECTION OF FLATWALL SIGN"},{"number":"PP-2023-004035","date":"2023-04-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-11","scope":"Installing a 3/4\" LF 009 M3 QT backflow device in the basement front wall after the meter."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2011,"k":"sale","p":150000},{"y":2011,"k":"sale","p":150000},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 136% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $211,000 to $497,900","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #331244: 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 19, 2027","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/"}]}