{"asOf":"2026-07-23T01:36:30.732Z","block":"3100-3199 WILLITS RD","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-willits-rd","address":"3118 WILLITS RD","parcelNumber":"882927260","source":"https://property.phila.gov/?p=882927260","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"XUE FAYUAN","coOwner":null,"marketValue":259000,"landAssessment":51800,"improvementAssessment":207200,"livableArea":1317,"yearBuilt":1949,"lastSale":{"price":156000,"date":"2008-01-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"855016","date":"2008-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"855017","date":"2008-02-28","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"148934","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-28","completedDate":"2008-03-26","violations":[{"number":"855016","date":"2008-02-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"855017","date":"2008-02-28","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null}],"investigations":[{"caseNumber":"11014","date":"2003-06-21","type":"L_CLIP","status":"FAILED"},{"caseNumber":"11330","date":"2003-06-26","type":"L_CLIP","status":"FAILED"},{"caseNumber":"11014","date":"2003-07-09","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"11330","date":"2003-07-11","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"148934","date":"2008-02-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"148934","date":"2008-03-26","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2003,"fails":2,"passes":0},{"y":2008,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05779716766316,"lng":-75.0156242878659,"geom":{"type":"Polygon","coordinates":[[[-75.015771966,40.05762185],[-75.015823755,40.057656436],[-75.015475247,40.057973003],[-75.015424096,40.057939303],[-75.015771966,40.05762185]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":2943,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2433 BLEIGH AVE, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":184000,"taxable":184000,"land":45900,"improvement":138100,"taxableLand":45900,"taxableImprovement":138100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":184000,"taxable":184000,"land":45900,"improvement":138100,"taxableLand":45900,"taxableImprovement":138100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":108500,"taxable":108500,"land":21729,"improvement":86771,"taxableLand":21729,"taxableImprovement":86771,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":111700,"taxable":111700,"land":22340,"improvement":89360,"taxableLand":22340,"taxableImprovement":89360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":112500,"taxable":112500,"land":22500,"improvement":90000,"taxableLand":22500,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":112500,"taxable":112500,"land":22500,"improvement":90000,"taxableLand":22500,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":112500,"taxable":112500,"land":22500,"improvement":90000,"taxableLand":22500,"taxableImprovement":90000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":122900,"taxable":122900,"land":24586,"improvement":98314,"taxableLand":24586,"taxableImprovement":98314,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":122900,"taxable":122900,"land":24586,"improvement":98314,"taxableLand":24586,"taxableImprovement":98314,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":215000,"taxable":215000,"land":43000,"improvement":172000,"taxableLand":43000,"taxableImprovement":172000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":215000,"taxable":215000,"land":43000,"improvement":172000,"taxableLand":43000,"taxableImprovement":172000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":259000,"taxable":259000,"land":51800,"improvement":207200,"taxableLand":51800,"taxableImprovement":207200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3010,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"457875","date":"2013-03-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-03-12","scope":"REPLACE STORM AND SANITARY CURB TRAPS, FRESH AIR INLETS"},{"number":"459778","date":"2013-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-03-21","scope":"REPLACEMENT OF 5\" LATERAL"},{"number":"993839","date":"2019-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-18","scope":"SUPPLY & INSTALL NEW 3/4\" RPZ BACKFLOW PREVENTOR, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2003,"k":"insp","w":"Inspection failed ×2"},{"y":2008,"k":"sale","p":156000},{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"280211","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MPSH INC","legalName":"MPSH INC","address":"3118 WILLITS RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-04-01","latestIssueDate":"1998-04-01","expirationDate":"2010-07-31","inactiveDate":null},{"number":"202562","type":"Food Preparing and Serving","status":"Inactive","businessName":"MPSH INC","legalName":"MPSH INC","address":"3118 WILLITS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2000-04-16","latestIssueDate":"2000-04-16","expirationDate":"2001-04-30","inactiveDate":null},{"number":"205515","type":"Food Preparing and Serving","status":"Inactive","businessName":"WINGS TO GO","legalName":"WINGS TO GO","address":"3118 WILLITS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-06-07","latestIssueDate":"2001-06-07","expirationDate":"2002-04-30","inactiveDate":null},{"number":"206797","type":"Food Preparing and Serving","status":"Inactive","businessName":"BENEM INC","legalName":"BENEM INC","address":"3118 WILLITS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2006-08-07","expirationDate":"2007-04-30","inactiveDate":"2009-05-29"},{"number":"331482","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BENEM INC","legalName":"BENEM INC","address":"3118 WILLITS RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-08-06","latestIssueDate":"2005-08-06","expirationDate":"2010-07-31","inactiveDate":null},{"number":"454963","type":"Rental","status":"Inactive","businessName":"FAYUAN XUE","legalName":"FAYUAN XUE","address":"3118 WILLITS RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-08-26","latestIssueDate":"2008-08-26","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"475113","type":"Food Preparing and Serving","status":"Inactive","businessName":"KAYAC INC (WINGS TO GO)","legalName":"KAYAC INC","address":"3118 WILLITS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-06-12","latestIssueDate":"2023-03-28","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"},{"number":"492252","type":"Rental","status":"Closed","businessName":"FAYUAN XUE","legalName":"FAYUAN XUE","address":"3118 WILLITS RD","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-01-21","latestIssueDate":"2022-02-16","expirationDate":"2023-02-28","inactiveDate":"2023-04-29"}],"licenseActivity":[{"number":"475113","type":"Food Preparing and Serving","businessName":"KAYAC INC (WINGS TO GO)","legalName":"KAYAC INC","issuedDate":"2009-06-12","latestIssueDate":"2023-03-28","closureDate":"2024-06-29","expirationDate":"2024-04-30","inactiveDate":"2024-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"492252","type":"Rental","businessName":"FAYUAN XUE","legalName":"FAYUAN XUE","issuedDate":"2008-08-26","latestIssueDate":"2022-02-16","closureDate":"2023-04-29","expirationDate":"2023-02-28","inactiveDate":"2023-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"331482","type":"Dumpster License - Private Property","businessName":"BENEM INC","legalName":"BENEM INC","issuedDate":"2005-08-06","latestIssueDate":"2005-08-06","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206797","type":"Food Preparing and Serving","businessName":"BENEM INC","legalName":"BENEM INC","issuedDate":"2004-05-06","latestIssueDate":"2006-08-07","closureDate":"2009-05-29","expirationDate":"2007-04-30","inactiveDate":"2009-05-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205515","type":"Food Preparing and Serving","businessName":"WINGS TO GO","legalName":"WINGS TO GO","issuedDate":"2001-06-07","latestIssueDate":"2001-06-07","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202562","type":"Food Preparing and Serving","businessName":"MPSH INC","legalName":"MPSH INC","issuedDate":"2000-04-16","latestIssueDate":"2000-04-16","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280211","type":"Dumpster License - Private Property","businessName":"MPSH INC","legalName":"MPSH INC","issuedDate":"1998-04-01","latestIssueDate":"1998-04-01","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 75% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $122,900 to $215,000","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 26, 2008.","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":"Dumpster License - Private Property #280211: Inactive; Food Preparing and Serving #202562: Inactive; Food Preparing and Serving #205515: Inactive; Food Preparing and Serving #206797: Inactive since May 29, 2009","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 2 historical violations 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/"}],"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/"}]}