{"asOf":"2026-07-23T01:36:30.732Z","block":"3100-3199 WILLITS RD","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-willits-rd","address":"3114 WILLITS RD","parcelNumber":"882927265","source":"https://property.phila.gov/?p=882927265","ownerType":"investor","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":"DRONEWALA ENTERTAIMENT LLC","coOwner":null,"marketValue":281500,"landAssessment":56300,"improvementAssessment":225200,"livableArea":1650,"yearBuilt":1949,"lastSale":{"price":150000,"date":"2024-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"3043957","date":"2013-12-23","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3043956","date":"2013-12-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3489513","date":"2015-03-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3489514","date":"2015-03-10","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5177027","date":"2019-09-10","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5177026","date":"2019-09-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-028056","date":"2021-05-10","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-06-11","resolution":"COMPLIED - 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OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"11333","date":"2003-06-26","type":"L_CLIP","status":"FAILED"},{"caseNumber":"11333","date":"2003-07-11","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"30537","date":"2004-08-16","type":"L_CLIP","status":"FAILED"},{"caseNumber":"30537","date":"2004-09-04","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"CF-2021-037570","date":"2021-05-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-037570","date":"2021-06-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2004,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05783333748534,"lng":-75.01567461248648,"geom":{"type":"Polygon","coordinates":[[[-75.015529494,40.058008519],[-75.015475247,40.057973003],[-75.015823755,40.057656436],[-75.015875399,40.057690422],[-75.015529494,40.058008519]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-018630","type":"Fire Alarm Certification","inspectionDate":"2025-07-14","result":"Certified","expirationDate":"2026-07-14","buildingId":"1257675"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":3300,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9130 MATHER ST, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":181500,"taxable":181500,"land":49500,"improvement":132000,"taxableLand":49500,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":181500,"taxable":181500,"land":49500,"improvement":132000,"taxableLand":49500,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":135900,"taxable":135900,"land":27180,"improvement":108720,"taxableLand":27180,"taxableImprovement":108720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":135700,"taxable":135700,"land":27140,"improvement":108560,"taxableLand":27140,"taxableImprovement":108560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":136700,"taxable":136700,"land":27340,"improvement":109360,"taxableLand":27340,"taxableImprovement":109360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":136700,"taxable":136700,"land":27340,"improvement":109360,"taxableLand":27340,"taxableImprovement":109360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":136700,"taxable":136700,"land":27340,"improvement":109360,"taxableLand":27340,"taxableImprovement":109360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":149400,"taxable":149400,"land":29875,"improvement":119525,"taxableLand":29875,"taxableImprovement":119525,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":149400,"taxable":149400,"land":29875,"improvement":119525,"taxableLand":29875,"taxableImprovement":119525,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":227500,"taxable":227500,"land":45500,"improvement":182000,"taxableLand":45500,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":254500,"taxable":254500,"land":50900,"improvement":203600,"taxableLand":50900,"taxableImprovement":203600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":281500,"taxable":281500,"land":56300,"improvement":225200,"taxableLand":56300,"taxableImprovement":225200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3562,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-004851","date":"2025-05-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2025-003920","date":"2025-08-14","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-09-02","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A CHILD CARE CENTER (GROUP E) IN AN EXISTING COMMERCIAL BUILDING. NO ALTERATIONS WORK UNDER THIS PERMIT. **PERMIT CP-2025-003850 (TO LEGALIZE ALTERATIONS TO FRONT DOOR & WINDOW) TO BE COMPLETED PRIOR TO ISSUANCE OF A C.O.**"},{"number":"CP-2025-003850","date":"2025-08-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-02","scope":"MODIFICATION TO THE FRONT FACADE OF AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2003,"k":"insp","w":"Inspection failed"},{"y":2004,"k":"insp","w":"Inspection failed"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"sale","p":150000},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"0985520","type":"Food Preparing and Serving","status":"Active","businessName":"Sisters Early Learning Academy LLC (Sisters Academy)","legalName":"Sisters Early Learning Academy LLC","address":"3114 WILLITS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-08-05","latestIssueDate":"2025-08-05","expirationDate":"2026-08-04","inactiveDate":null}],"licenseActivity":[{"number":"0985520","type":"Food Preparing and Serving","businessName":"Sisters Early Learning Academy LLC (Sisters Academy)","legalName":"Sisters Early Learning Academy LLC","issuedDate":"2025-08-05","latestIssueDate":"2025-08-05","closureDate":null,"expirationDate":"2026-08-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 14, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 Jun 11, 2021.","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":"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 7 historical violations across 4 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/"}]}