{"asOf":"2026-07-27T20:16:29.273Z","block":"6400-6499 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6400-6499-torresdale-ave","address":"6425 TORRESDALE AVE","parcelNumber":"882923366","source":"https://property.phila.gov/?p=882923366","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"254","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"LI LING","coOwner":"LI SING","marketValue":245600,"landAssessment":49100,"improvementAssessment":196500,"livableArea":1440,"yearBuilt":1935,"lastSale":{"price":1,"date":"2024-09-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"1051968","date":"2007-08-01","code":"A-301.1/53","title":"PERME- ALTER ELEC 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SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2008-08-27","completedDate":"2008-11-03","violations":[{"number":"1128010","date":"2008-08-27","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"363489","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-12-18","completedDate":"2013-01-23","violations":[{"number":"2670520","date":"2012-12-18","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":1,"worst":null},{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"122655","date":"2007-07-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"122655","date":"2007-09-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"122655","date":"2007-11-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"122655","date":"2008-01-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"147303","date":"2008-02-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"122655","date":"2008-02-14","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"147303","date":"2008-03-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"122655","date":"2008-04-07","type":"PRECOURT","status":"PASSED"},{"caseNumber":"147303","date":"2008-05-07","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"147303","date":"2008-07-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"147303","date":"2008-07-11","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"122655","date":"2008-08-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"176217","date":"2008-08-27","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"176217","date":"2008-10-17","type":"PRECOURT","status":"FAILED"},{"caseNumber":"176217","date":"2008-11-03","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"122655","date":"2010-02-09","type":"PRECOURT","status":"PASSED"},{"caseNumber":"363489","date":"2012-12-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"363489","date":"2013-01-22","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":3,"passes":0},{"y":2008,"fails":5,"passes":2},{"y":2010,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02182134996263,"lng":-75.05071796511585,"geom":{"type":"Polygon","coordinates":[[[-75.050648309,40.021702073],[-75.050839745,40.021915527],[-75.050788876,40.021941413],[-75.050595851,40.021727278],[-75.050648309,40.021702073]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":2,"lotArea":1508,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6425 TORRESDALE AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE RETAIL SALE OF WATER ICE (TAKE-OUT RESTAURANT) WITH A DISPENSING WINDOW COMPLETELY WITHIN THE PROPERTY LINES ON THE FIRST FLOOR IN THE SAME BUILDING WITH A SINGLE FAMILY DWELLING ABOVE.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-05-09","number":"1724","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":135500,"taxable":135500,"land":15100,"improvement":120400,"taxableLand":15100,"taxableImprovement":120400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":135500,"taxable":135500,"land":15100,"improvement":120400,"taxableLand":15100,"taxableImprovement":120400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":111200,"taxable":111200,"land":22240,"improvement":88960,"taxableLand":22240,"taxableImprovement":88960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":124300,"taxable":124300,"land":24860,"improvement":99440,"taxableLand":24860,"taxableImprovement":99440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":125200,"taxable":125200,"land":25040,"improvement":100160,"taxableLand":25040,"taxableImprovement":100160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":125200,"taxable":125200,"land":25040,"improvement":100160,"taxableLand":25040,"taxableImprovement":100160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":125200,"taxable":125200,"land":25040,"improvement":100160,"taxableLand":25040,"taxableImprovement":100160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":136800,"taxable":136800,"land":27362,"improvement":109438,"taxableLand":27362,"taxableImprovement":109438,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":136800,"taxable":136800,"land":27362,"improvement":109438,"taxableLand":27362,"taxableImprovement":109438,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":188700,"taxable":188700,"land":37740,"improvement":150960,"taxableLand":37740,"taxableImprovement":150960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":188700,"taxable":188700,"land":37740,"improvement":150960,"taxableLand":37740,"taxableImprovement":150960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":245600,"taxable":245600,"land":49100,"improvement":196500,"taxableLand":49100,"taxableImprovement":196500,"exemptLand":0,"exemptImprovement":0}],"taxNow":2641,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"68403","date":"2007-05-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-05-21","scope":"RETAIL SALES OF WATER ICE"},{"number":"150824","date":"2008-05-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-01","scope":"INSTALL 8'X8' SECURITY GATE ON FRONT OF PROPERTY"},{"number":"178902","date":"2008-09-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REFEED APARTMENT PANEL, REPLACE STORE PANEL AND REWIRE CIRCUITS. NO ELECTRIC FOR EXISTING SIGNS. IN ACCORDANCE WITH 2005 NEC"},{"number":"187188","date":"2008-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-11-26","scope":"REDO PVC TO CORRECT MATERIALS"},{"number":"392818","date":"2012-03-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-03-12","scope":"DAYCARE CENTER FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON BOTH FLOORS IN AN EXISTING TWO STORY STRUCTURE. NO SIGNS ON THIS PERMIT."},{"number":"392860","date":"2012-04-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-10-19","scope":"CERTIFICATE OF OCCUPANCY FOR A DAYCARE AS PER PLAN."}],"storyTag":"Improved","storyDelta":-0.29,"timeline":[{"y":2008,"k":"permit","w":"Alteration"},{"y":2008,"k":"viol","w":"L&I violation"},{"y":2008,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2010,"k":"sale","p":125000},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection failed"},{"y":2013,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"227132","type":"Rental","status":"Inactive","businessName":"TRACZUK MICHAEL","legalName":"TRACZUK MICHAEL","address":"6425 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-06","latestIssueDate":"2006-04-19","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"412095","type":"Rental","status":"Inactive","businessName":"DOMINIC DELORENZO","legalName":"DOMINIC DELORENZO","address":"6425 TORRESDALE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-06-04","latestIssueDate":"2009-01-07","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"591022","type":"Food Preparing and Serving","status":"Inactive","businessName":"QUIANA WHITFIELD","legalName":"QUIANA WHITFIELD","address":"6425 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-04-25","latestIssueDate":"2016-01-28","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"}],"licenseActivity":[{"number":"591022","type":"Food Preparing and Serving","businessName":"QUIANA WHITFIELD","legalName":"QUIANA WHITFIELD","issuedDate":"2013-04-25","latestIssueDate":"2016-01-28","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"412095","type":"Rental","businessName":"DOMINIC DELORENZO","legalName":"DOMINIC DELORENZO","issuedDate":"2007-06-04","latestIssueDate":"2009-01-07","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"227132","type":"Rental","businessName":"TRACZUK MICHAEL","legalName":"TRACZUK MICHAEL","issuedDate":"2004-04-06","latestIssueDate":"2006-04-19","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1724: CLOSED · Granted with conditions. Use permit #68403: 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":"9 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 22, 2013.","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 #591022: Inactive since Jun 29, 2016","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 and appears related-party/family-held.","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 3 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/"}]}