{"asOf":"2026-07-25T12:51:59.493Z","block":"200-299 S 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-15th-st","address":"263 S 15TH ST","parcelNumber":"882934170","source":"https://property.phila.gov/?p=882934170","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"219","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"RESTAURANT","useLabel":"Commercial","owner":"BLUMENFELD DAVID","coOwner":null,"marketValue":584800,"landAssessment":116900,"improvementAssessment":467900,"livableArea":2496,"yearBuilt":1800,"lastSale":{"price":1,"date":"2022-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"831874","date":"2007-08-30","code":"PM-704.2/1","title":"DA-HIST DIST-OBTAIN 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INSP","status":"PASSED"},{"caseNumber":"126613","date":"2007-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126615","date":"2007-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126612","date":"2007-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126612","date":"2007-10-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126613","date":"2007-10-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126615","date":"2007-10-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126612","date":"2007-12-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126612","date":"2007-12-12","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"126613","date":"2007-12-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126613","date":"2007-12-12","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"126615","date":"2007-12-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"126615","date":"2007-12-12","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"126612","date":"2008-02-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"126613","date":"2008-02-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"126615","date":"2008-02-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"126615","date":"2009-12-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"126612","date":"2010-07-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"126613","date":"2010-07-14","type":"PRECOURT","status":"PASSED"},{"caseNumber":"450745","date":"2014-09-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"450745","date":"2014-09-04","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":10,"passes":1},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":2},{"y":2014,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94766448880793,"lng":-75.16616278719779,"geom":{"type":"Polygon","coordinates":[[[-75.166064885,39.947674385],[-75.166074296,39.947631251],[-75.166260831,39.947654683],[-75.166251301,39.947697669],[-75.166064885,39.947674385]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":3,"lotArea":832,"zoning":"CMX5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1830 RITTENHOUSE SQ, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"WE REPLACED DAMAGED AND DANGEROUS MATERIAL AND ARE BEING ASKED TO REMOVE  WHAT WE PUT UP AND ALSO REMOVE PREVIOUSLY EXISTING STRUCTURES ON THE FACADE. IN ADDITION, WE BELIEVE THE RECOMMENDATION OF WHITE MARBLE TO BE FALSE AND AS A BUSINESS ","status":"OPEN","outcome":"MOOT","date":"2010-01-13","number":"5691","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) ACCESSORY DOUBLE-FACED, STATCALLY ILLUMINATED, PROJECTING SIGN. SIGN ACCESSORY TO PREVIOUSLY APPROVED SIT-DOWN RESTAURANT LOCATED ON THE 1ST AND 2ND FLOORS; 3RD FLOOR FOR USE AS A BUSINESS AND PROFESISONAL","status":"CLOSED","outcome":"Granted","date":"2014-08-26","number":"22729","relatedPermit":"492309"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":450200,"taxable":450200,"land":124800,"improvement":325400,"taxableLand":124800,"taxableImprovement":325400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":450200,"taxable":450200,"land":124800,"improvement":325400,"taxableLand":124800,"taxableImprovement":325400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":505400,"taxable":505400,"land":101039,"improvement":404361,"taxableLand":101039,"taxableImprovement":404361,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":504500,"taxable":504500,"land":100900,"improvement":403600,"taxableLand":100900,"taxableImprovement":403600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":504500,"taxable":504500,"land":100900,"improvement":403600,"taxableLand":100900,"taxableImprovement":403600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":504500,"taxable":504500,"land":100900,"improvement":403600,"taxableLand":100900,"taxableImprovement":403600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":504500,"taxable":504500,"land":100900,"improvement":403600,"taxableLand":100900,"taxableImprovement":403600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":551300,"taxable":551300,"land":110256,"improvement":441044,"taxableLand":110256,"taxableImprovement":441044,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":551300,"taxable":551300,"land":110256,"improvement":441044,"taxableLand":110256,"taxableImprovement":441044,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":567800,"taxable":567800,"land":113560,"improvement":454240,"taxableLand":113560,"taxableImprovement":454240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":567800,"taxable":567800,"land":113560,"improvement":454240,"taxableLand":113560,"taxableImprovement":454240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":584800,"taxable":584800,"land":116900,"improvement":467900,"taxableLand":116900,"taxableImprovement":467900,"exemptLand":0,"exemptImprovement":0}],"taxNow":7948,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"134035","date":"2008-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"INSTALL 12 DOWN LIGHTS, 6 RECEPTS, 1 EXIT (CC DIST)"},{"number":"255735","date":"2010-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-19","scope":"INSTALLATION OF TWO ROOFTOP MECHANICAL UNITS. INSTALLATION TO COMPLY WITH HISTORICAL COMMISSIONS REQUEST TO HAVE UNITS NOT BE VISIBLE FROM STREET"},{"number":"247341","date":"2010-06-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-07-19","scope":"DEMOLISH VESTIBULE REMOVE STUCCO BROM BRICK AND CLEAN HISTORICAL STAFF TO REVIEW SAMPLE IN FIELD FOR APPROVAL"},{"number":"344461","date":"2011-07-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-31","scope":"REPLACE EXISTING FIRE ALARM PANEL AND SENSORS, ADD REMOTE ANNUNCIATOR AT FRONT DOOR AS PER NFPA-72"},{"number":"492309","date":"2014-09-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-14","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY DOUBLE-FACED, STATCALLY ILLUMINATED, PROJECTING SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SIGN ACCESSORY TO PREVIOUSLY APPROVED SIT-DOWN RESTAURANT LOCATED ON THE 1ST AND 2ND FLOORS; 3RD FLOOR FOR USE AS A BUSINESS AND PROFESISONAL OFFICE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"561548","date":"2014-10-17","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-01-15","scope":"INSTALL A PROJECTING SIGN PER ATTACHED DRAWING"},{"number":"24922","date":"2017-06-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-06-02","scope":"6/17/17 ERECT ASSEMBLY TENT 40X72"},{"number":"819601","date":"2017-09-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-02","scope":"REPLACE HOUSE TRAP AND FAI AS PER PHILADELPHIA 2004 PLUMBING CODE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"appeal","w":"Appeal moot"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"insp","w":"Inspection passed ×2"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"Inspection passed ×2"},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Sign"},{"y":2017,"k":"permit","w":"Operations"},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"201293","type":"Food Preparing and Serving","status":"Inactive","businessName":"CURRY DEVICARIS & OLSON","legalName":"CURRY DEVICARIS & OLSON","address":"263 S 15TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-04","latestIssueDate":"2006-09-25","expirationDate":"2007-04-30","inactiveDate":"2009-04-16"},{"number":"388452","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CURRY DEVICARIS & OLSON INC","legalName":"CURRY DEVICARIS & OLSON INC","address":"263 S 15TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-10-19","latestIssueDate":"2006-10-19","expirationDate":"2010-07-31","inactiveDate":null},{"number":"471286","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"JOSE P INVESTORS LP","legalName":"JOSE P INVESTORS LP","address":"263 S 15TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2009-04-17","latestIssueDate":"2026-04-13","expirationDate":"2027-04-30","inactiveDate":null},{"number":"517703","type":"Dumpster License - Private Property","status":"Active","businessName":"JOSE P INVESTORS LP","legalName":"JOSE P INVESTORS LP","address":"263 S 15TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-22","latestIssueDate":"2013-08-06","expirationDate":null,"inactiveDate":null},{"number":"843908","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"JOSE P INVESTORS LP","legalName":"JOSE P INVESTORS LP","address":"263 S 15TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-18","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"}],"licenseActivity":[{"number":"843908","type":"Sidewalk Cafe (Temporary)","businessName":"JOSE P INVESTORS LP","legalName":"JOSE P INVESTORS LP","issuedDate":"2020-06-18","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"517703","type":"Dumpster License - Private Property","businessName":"JOSE P INVESTORS LP","legalName":"JOSE P INVESTORS LP","issuedDate":"2010-10-22","latestIssueDate":"2013-08-06","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"471286","type":"Food Preparing and Serving (30+ SEATS)","businessName":"JOSE P INVESTORS LP","legalName":"JOSE P INVESTORS LP","issuedDate":"2009-04-17","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"388452","type":"Dumpster License - Private Property","businessName":"CURRY DEVICARIS & OLSON INC","legalName":"CURRY DEVICARIS & OLSON INC","issuedDate":"2006-10-19","latestIssueDate":"2006-10-19","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201293","type":"Food Preparing and Serving","businessName":"CURRY DEVICARIS & OLSON","legalName":"CURRY DEVICARIS & OLSON","issuedDate":"2005-01-04","latestIssueDate":"2006-09-25","closureDate":"2009-04-16","expirationDate":"2007-04-30","inactiveDate":"2009-04-16","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22729: CLOSED · Granted; related permit 492309. Use permit #492309: 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":"14 failed, 6 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 4, 2014.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #201293: Inactive since Apr 16, 2009; Dumpster License - Private Property #388452: Inactive; Sidewalk Cafe (Temporary) #843908: Inactive since Feb 28, 2023","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 5 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/"}]}