{"asOf":"2026-07-26T03:36:14.767Z","block":"4400-4499 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-lancaster-ave","address":"4402 LANCASTER AVE","parcelNumber":"882929330","source":"https://property.phila.gov/?p=882929330","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"821","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Store","owner":"UNITY PROPERTIES LLC","coOwner":null,"marketValue":164800,"landAssessment":32900,"improvementAssessment":131900,"livableArea":1848,"yearBuilt":1920,"lastSale":{"price":200000,"date":"2023-03-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"738797","date":"2007-10-18","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"921568","date":"2008-04-19","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"921569","date":"2008-04-19","code":"14-1605/2","title":"ADULT CABARET","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"921570","date":"2008-04-19","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"921571","date":"2008-04-19","code":"LR-1","title":"RENEW LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1676558","date":"2010-05-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"135149","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-11-16","completedDate":"2007-11-16","violations":[{"number":"738797","date":"2007-10-18","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"156776","type":"STANDARD","priority":"STANDARD","responsibility":"NTF","status":"CLOSED","createdDate":"2008-04-23","completedDate":"2020-01-03","violations":[{"number":"921568","date":"2008-04-19","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"921569","date":"2008-04-19","code":"14-1605/2","title":"ADULT CABARET","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"921570","date":"2008-04-19","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"921571","date":"2008-04-19","code":"LR-1","title":"RENEW LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1676558","date":"2010-05-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2008,"n":4,"worst":null},{"y":2010,"n":1,"worst":null}],"investigations":[{"caseNumber":"135149","date":"2007-10-18","type":"BC INSP","status":"PASSED"},{"caseNumber":"156776","date":"2008-04-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"156776","date":"2008-04-23","type":"BC INSP","status":"CLOSED"},{"caseNumber":"156776","date":"2010-05-05","type":"CEASE INSP","status":"CLOSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9686382711608,"lng":-75.21158320509379,"geom":{"type":"Polygon","coordinates":[[[-75.211536837,39.96871704],[-75.211493072,39.968689921],[-75.211629574,39.968559502],[-75.211673338,39.96858662],[-75.211536837,39.96871704]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":976,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4008 LANCASTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a lot adjustment (consolidation) to create one (1) lot [Premises \"C\"] from two (2) existing zoning lots [4402 & 4404 Lancaster Ave], for the complete demolition of all existing structures, and for the erection of an attached stru","status":"Completed","outcome":"Granted","date":"2024-03-25","number":"ZP-2023-006829","relatedPermit":"ZP-2023-006829"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":64600,"taxable":64600,"land":9400,"improvement":55200,"taxableLand":9400,"taxableImprovement":55200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":64600,"taxable":64600,"land":9400,"improvement":55200,"taxableLand":9400,"taxableImprovement":55200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":70100,"taxable":70100,"land":13999,"improvement":56101,"taxableLand":13999,"taxableImprovement":56101,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":64900,"taxable":64900,"land":12980,"improvement":51920,"taxableLand":12980,"taxableImprovement":51920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":65300,"taxable":65300,"land":13060,"improvement":52240,"taxableLand":13060,"taxableImprovement":52240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":65300,"taxable":65300,"land":13060,"improvement":52240,"taxableLand":13060,"taxableImprovement":52240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":65300,"taxable":65300,"land":13060,"improvement":52240,"taxableLand":13060,"taxableImprovement":52240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":71400,"taxable":71400,"land":14271,"improvement":57129,"taxableLand":14271,"taxableImprovement":57129,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":71400,"taxable":71400,"land":14271,"improvement":57129,"taxableLand":14271,"taxableImprovement":57129,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":77700,"taxable":77700,"land":15540,"improvement":62160,"taxableLand":15540,"taxableImprovement":62160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":77700,"taxable":77700,"land":15540,"improvement":62160,"taxableLand":15540,"taxableImprovement":62160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":164800,"taxable":164800,"land":32900,"improvement":131900,"taxableLand":32900,"taxableImprovement":131900,"exemptLand":0,"exemptImprovement":0}],"taxNow":1088,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-006829","date":"2024-02-07","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For a lot adjustment (consolidation) to create one (1) lot [Premises \"C\"] from two (2) existing zoning lots [4402 & 4404 Lancaster Ave]. Size and location as shown on plans."}],"storyTag":"Improved","storyDelta":0.43,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2008,"k":"viol","w":"4 L&I violations"},{"y":2008,"k":"insp","w":"Inspection failed"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2020,"k":"sale","p":140000},{"y":2023,"k":"sale","p":200000},{"y":2024,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2024,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 112% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $77,700 to $164,800","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on May 5, 2010.","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 6 historical violations across 2 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/"}]}