{"asOf":"2026-07-26T04:28:55.170Z","block":"2400-2499 W PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-w-passyunk-ave","address":"2412-14 W PASSYUNK AVE","parcelNumber":"882921031","source":"https://property.phila.gov/?p=882921031","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"YF0","buildingCodeNew":null,"buildingClass":"HEALTH FAC CLINIC MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"JOSEPH CIRO AND DOMINIC C","coOwner":null,"marketValue":1245400,"landAssessment":249000,"improvementAssessment":996400,"livableArea":6900,"yearBuilt":1920,"lastSale":{"price":325000,"date":"2004-12-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-053026","date":"2025-07-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-072912","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-21","completedDate":"2026-07-14","violations":[{"number":"VI-2025-053026","date":"2025-07-21","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-07-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-072912","date":"2025-07-21","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92167250128195,"lng":-75.18760377411435,"geom":{"type":"Polygon","coordinates":[[[-75.187553038,39.921565645],[-75.187588313,39.921403192],[-75.187242221,39.921469115],[-75.187248099,39.92144204],[-75.187839916,39.92132931],[-75.187798695,39.921519158],[-75.187712242,39.921535319],[-75.187594661,39.922076829],[-75.187435456,39.922107154],[-75.187553038,39.921565645]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-002684","type":"Fire Alarm Certification","inspectionDate":"2021-03-30","result":"Certified","expirationDate":"2022-03-30","buildingId":"1514153"},{"number":"BC-2022-001972","type":"Fire Alarm Certification","inspectionDate":"2022-01-26","result":"Certified","expirationDate":"2023-01-26","buildingId":"1514153"},{"number":"BC-2023-003784","type":"Fire Alarm Certification","inspectionDate":"2023-01-25","result":"Certified","expirationDate":"2024-01-25","buildingId":"1514153"},{"number":"BC-2023-017331","type":"Fire Alarm Certification","inspectionDate":"2023-08-23","result":"Certified","expirationDate":"2024-08-23","buildingId":"1514153"},{"number":"BC-2024-020661","type":"Fire Alarm Certification","inspectionDate":"2024-07-18","result":"Certified","expirationDate":"2025-07-18","buildingId":"1514153"},{"number":"BC-2024-033115","type":"Fire Alarm Certification","inspectionDate":"2024-12-04","result":"Certified","expirationDate":"2025-12-04","buildingId":"1514153"},{"number":"BC-2025-015012","type":"Fire Alarm Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1514153"},{"number":"BC-2026-000405","type":"Fire Alarm Certification","inspectionDate":"2026-01-06","result":"Certified","expirationDate":"2027-01-06","buildingId":"1514153"},{"number":"BC-2026-017927","type":"Fire Alarm Certification","inspectionDate":"2026-01-06","result":"Certified","expirationDate":"2027-01-06","buildingId":"1514153"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":1,"lotArea":13924,"zoning":"ICMX","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 11919, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE TREATMENT OF PATIENT ( OUT PATIENT) INCLUDING WITH VASCULAR ACCESS PROCEDURES AND TREATMENT OF PATIENT  WITH CLASS B AMBULATORY SURGERY CENTER FOR VASCULAR ACCESS PROCEDURES, NO PATIENT STAYING MORE THAN 24 HOURS AS PART OF A","status":"CLOSED","outcome":"Granted with conditions","date":"2012-03-28","number":"17398","relatedPermit":"388783"},{"type":"LIRB SVN Appeal","grounds":"Does not believe they are responsible for the violation \n\nSee attached","status":"Closed","outcome":"Complete","date":"2026-07-15","number":"HA-2025-003004","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1055500,"taxable":1055500,"land":303400,"improvement":752100,"taxableLand":303400,"taxableImprovement":752100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1055500,"taxable":1055500,"land":303400,"improvement":752100,"taxableLand":303400,"taxableImprovement":752100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":969500,"taxable":969500,"land":193941,"improvement":775559,"taxableLand":193941,"taxableImprovement":775559,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":969100,"taxable":969100,"land":193820,"improvement":775280,"taxableLand":193820,"taxableImprovement":775280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":969100,"taxable":969100,"land":193820,"improvement":775280,"taxableLand":193820,"taxableImprovement":775280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":969100,"taxable":969100,"land":193820,"improvement":775280,"taxableLand":193820,"taxableImprovement":775280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":969100,"taxable":969100,"land":193820,"improvement":775280,"taxableLand":193820,"taxableImprovement":775280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1059000,"taxable":1059000,"land":211792,"improvement":847208,"taxableLand":211792,"taxableImprovement":847208,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1059000,"taxable":1059000,"land":211792,"improvement":847208,"taxableLand":211792,"taxableImprovement":847208,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1055700,"taxable":1055700,"land":211140,"improvement":844560,"taxableLand":211140,"taxableImprovement":844560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1055700,"taxable":1055700,"land":211140,"improvement":844560,"taxableLand":211140,"taxableImprovement":844560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1245400,"taxable":1245400,"land":249000,"improvement":996400,"taxableLand":249000,"taxableImprovement":996400,"exemptLand":0,"exemptImprovement":0}],"taxNow":14778,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"287611","date":"2010-07-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-07-22","scope":"INSTALL ONE SET 63\"X200\" NON ILLUMINATED LETTERS AND ONE SET 33 1/4X26\" DOOR VINYL."},{"number":"290088","date":"2010-08-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-08-08","scope":"INSTALL ONE SET OF 63\" X 200\" NON-ILLUM LETTERS ONLY."},{"number":"323234","date":"2011-02-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"EXTERIOR SIGN LIGHT/SECURITY ON BUILDING FRONT, 120 VOLT,120 AMP WITH TIMER, (2) 8' T-S H.O. SIGN LIGHTS, AS PER 2008 NEC (SOUTH DIST)"},{"number":"388783","date":"2012-04-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"OUT PATIENT CARE FOR DIALYSIS PATIENTS. VASCULAR ACCESS PROCEDURES AND OR TREATMENT OF PATIENTS WITH CLASS B AMBULATORY SURGERY CENTER FOR VASCULAR ACCESS PROCEDURES. NO PATIENT STAYING FOR MORE THAN 24HOURS. EXISTING SIGNS AS PREVIOUSLY APPROVED."},{"number":"400130","date":"2012-05-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-27","scope":"INTERIOR RENOVATIONS TO A DIALYSIS CENTER AS PER PLANS."},{"number":"404469","date":"2012-06-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-27","scope":"INSTALL PIPE FROM EXISING TO SERVE NEW FIXTURES INCLUDING SINKS,TOILETS AND SHOWERS"},{"number":"404483","date":"2012-06-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-27","scope":"INSTALL DUCTWORK, REGISTERS/DIFFERS, MECHANICALS AND RELATED WORK."},{"number":"392429","date":"2012-07-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"MEDICAL BLDG-RENOVATION OF EXISTING SPACE ADDING 1 NEW PANEL AND ADDING NEW RECEPTS.ALSO INSTALLING NURSE CALL STATIONS AS PER 2008 NEC . REMOVE AND REINSTALL FIRE ALARM DEVICES AS PER NFPA72"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2004,"k":"sale","p":325000},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"Sign"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"413455","type":"Dumpster License - Private Property","status":"Inactive","businessName":"AMERICAN ACCESS CARE OF S P","legalName":"AMERICAN ACCESS CARE OF S P","address":"2412-14 W PASSYUNK AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-06-13","latestIssueDate":"2007-06-13","expirationDate":"2010-07-31","inactiveDate":"2013-03-26"},{"number":"587938","type":"Dumpster License - Private Property","status":"Active","businessName":"AMERICAN ACCESS CARE OF S P","legalName":"AMERICAN ACCESS CARE OF S P","address":"2412-14 W PASSYUNK AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-03-26","latestIssueDate":"2013-09-20","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"587938","type":"Dumpster License - Private Property","businessName":"AMERICAN ACCESS CARE OF S P","legalName":"AMERICAN ACCESS CARE OF S P","issuedDate":"2007-06-13","latestIssueDate":"2013-09-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #287611: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #413455: Inactive since Mar 26, 2013","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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 Jan 6, 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/"}]}