{"asOf":"2026-07-31T04:09:42.947Z","block":"2700-2799 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-germantown-ave","address":"2740 GERMANTOWN AVE","parcelNumber":"882922455","source":"https://property.phila.gov/?p=882922455","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"254","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"PHILLIP RANDY","coOwner":null,"marketValue":350000,"landAssessment":70000,"improvementAssessment":280000,"livableArea":3453,"yearBuilt":1925,"lastSale":{"price":33000,"date":"2014-08-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"610518","date":"2007-06-26","code":"A-000.0/11","title":"VIOL BC 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INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.994221135055376,"lng":-75.14786739545197,"geom":{"type":"Polygon","coordinates":[[[-75.147708652,39.994221774],[-75.147718547,39.994181263],[-75.148027927,39.99422084],[-75.148014595,39.994260837],[-75.147708652,39.994221774]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":1470,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5356 WESTFORD RD, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80900,"taxable":80900,"land":14700,"improvement":66200,"taxableLand":14700,"taxableImprovement":66200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":80900,"taxable":80900,"land":14700,"improvement":66200,"taxableLand":14700,"taxableImprovement":66200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":87800,"taxable":87800,"land":17601,"improvement":70199,"taxableLand":17601,"taxableImprovement":70199,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":87900,"taxable":87900,"land":17580,"improvement":70320,"taxableLand":17580,"taxableImprovement":70320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":96700,"taxable":96700,"land":19341,"improvement":77359,"taxableLand":19341,"taxableImprovement":77359,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":96700,"taxable":96700,"land":19341,"improvement":77359,"taxableLand":19341,"taxableImprovement":77359,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":350000,"taxable":350000,"land":70000,"improvement":280000,"taxableLand":70000,"taxableImprovement":280000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1820,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"633436","date":"2015-08-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"INSTALL 200AMP SERVICE WITH 4 METER PER 2008 NEC (COMMERICAL)NORTH DISTRICT"},{"number":"701094","date":"2016-06-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-17","scope":"FOR THE COMMERCIAL USE AT FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING ABOVE."}],"storyTag":"Improved","storyDelta":-0.13,"timeline":[{"y":2003,"k":"sale","p":38000},{"y":2007,"k":"viol","w":"2 L&I violations"},{"y":2007,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2009,"k":"viol","w":"3 L&I violations"},{"y":2009,"k":"insp","w":"Inspection failed"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"sale","p":50000},{"y":2014,"k":"sale","p":33000},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"204863","type":"Food Preparing and Serving","status":"Inactive","businessName":"JILANI ABDELKAOUI","legalName":"JILANI ABDELKAOUI","address":"2740 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-04","latestIssueDate":"2003-06-04","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207700","type":"Food Preparing and Serving","status":"Inactive","businessName":"SOOUD YOUSSEF","legalName":"SOOUD YOUSSEF","address":"2740 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-22","latestIssueDate":"2006-04-12","expirationDate":"2007-04-30","inactiveDate":"2009-04-24"},{"number":"298060","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SOOUD YOUSSEF","legalName":"SOOUD YOUSSEF","address":"2740 GERMANTOWN AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-04-22","latestIssueDate":"2006-04-12","expirationDate":"2007-03-31","inactiveDate":"2011-12-14"},{"number":"298185","type":"Handbill Distribution","status":"Inactive","businessName":"SOOUD YOUSSEF","legalName":"SOOUD YOUSSEF","address":"2740 GERMANTOWN AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2004-09-21","latestIssueDate":"2004-09-21","expirationDate":"2005-08-31","inactiveDate":"2011-08-13"},{"number":"471997","type":"Food Preparing and Serving","status":"Inactive","businessName":"NEW MYSTIC PIZZA INC (NEW MYSTIC)","legalName":"NEW MYSTIC PIZZA INC","address":"2740 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-04-24","latestIssueDate":"2009-04-24","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"706103","type":"Rental","status":"Expired","businessName":"RANDY PHILLIP","legalName":"RANDY PHILLIP","address":"2740 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2016-06-25","latestIssueDate":"2025-08-27","expirationDate":"2026-06-24","inactiveDate":null}],"licenseActivity":[{"number":"706103","type":"Rental","businessName":"RANDY PHILLIP","legalName":"RANDY PHILLIP","issuedDate":"2016-06-25","latestIssueDate":"2025-08-27","closureDate":"2026-06-24","expirationDate":"2026-06-24","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"471997","type":"Food Preparing and Serving","businessName":"NEW MYSTIC PIZZA INC (NEW MYSTIC)","legalName":"NEW MYSTIC PIZZA INC","issuedDate":"2009-04-24","latestIssueDate":"2009-04-24","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298185","type":"Handbill Distribution","businessName":"SOOUD YOUSSEF","legalName":"SOOUD YOUSSEF","issuedDate":"2004-09-21","latestIssueDate":"2004-09-21","closureDate":"2011-08-13","expirationDate":"2005-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298060","type":"Dumpster License - Public ROW","businessName":"SOOUD YOUSSEF","legalName":"SOOUD YOUSSEF","issuedDate":"2004-04-22","latestIssueDate":"2006-04-12","closureDate":"2011-12-14","expirationDate":"2007-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207700","type":"Food Preparing and Serving","businessName":"SOOUD YOUSSEF","legalName":"SOOUD YOUSSEF","issuedDate":"2004-04-22","latestIssueDate":"2006-04-12","closureDate":"2009-04-24","expirationDate":"2007-04-30","inactiveDate":"2009-04-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204863","type":"Food Preparing and Serving","businessName":"JILANI ABDELKAOUI","legalName":"JILANI ABDELKAOUI","issuedDate":"2003-06-04","latestIssueDate":"2003-06-04","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 169% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $130,000 to $350,000","no permit shown in 2026-2028"],"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 #701094: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 20, 2011.","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 #204863: Inactive; Food Preparing and Serving #207700: Inactive since Apr 24, 2009; Dumpster License - Public ROW #298060: Inactive since Dec 14, 2011; Handbill Distribution #298185: Inactive since Aug 13, 2011","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 5 historical violations across 3 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/"}]}