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Variance","grounds":"Permit for the proposed use, sit down restaurant, within an existing structure.\n\nNo change to previously approved uses.","status":"Completed","outcome":"Granted","date":"2026-03-02","number":"ZP-2024-012817","relatedPermit":"ZP-2024-012817"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":91900,"taxable":91900,"land":14400,"improvement":77500,"taxableLand":14400,"taxableImprovement":77500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":91900,"taxable":91900,"land":14400,"improvement":77500,"taxableLand":14400,"taxableImprovement":77500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":101200,"taxable":101200,"land":20281,"improvement":80919,"taxableLand":20281,"taxableImprovement":80919,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":100900,"taxable":100900,"land":20180,"improvement":80720,"taxableLand":20180,"taxableImprovement":80720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":101600,"taxable":101600,"land":20320,"improvement":81280,"taxableLand":20320,"taxableImprovement":81280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":101600,"taxable":101600,"land":20320,"improvement":81280,"taxableLand":20320,"taxableImprovement":81280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":101600,"taxable":101600,"land":20320,"improvement":81280,"taxableLand":20320,"taxableImprovement":81280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":111000,"taxable":111000,"land":22204,"improvement":88796,"taxableLand":22204,"taxableImprovement":88796,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":111000,"taxable":111000,"land":22204,"improvement":88796,"taxableLand":22204,"taxableImprovement":88796,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":177000,"taxable":177000,"land":35400,"improvement":141600,"taxableLand":35400,"taxableImprovement":141600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":177000,"taxable":177000,"land":35400,"improvement":141600,"taxableLand":35400,"taxableImprovement":141600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":269400,"taxable":269400,"land":53800,"improvement":215600,"taxableLand":53800,"taxableImprovement":215600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2478,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-012817","date":"2026-02-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2003,"k":"sale","p":100000},{"y":2008,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"viol","w":"4 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":"viol","w":"14 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"201394","type":"Food Preparing and Serving","status":"Inactive","businessName":"SAMS DELICATESSEN INC","legalName":"SAMS DELICATESSEN INC","address":"1344 E LUZERNE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-05-02","latestIssueDate":"2002-05-02","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206993","type":"Food Preparing and Serving","status":"Closed","businessName":"H&M BEER INC","legalName":"H&M BEER INC","address":"1344 E LUZERNE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-04","latestIssueDate":"2017-03-17","expirationDate":"2018-04-30","inactiveDate":null},{"number":"457434","type":"Dumpster License - Private Property","status":"Active","businessName":"H&M BEER INC","legalName":"H&M BEER INC","address":"1344 E LUZERNE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-09-25","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"774740","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"H&M BEER INC","legalName":"H&M BEER INC","address":"1344 E LUZERNE ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-04-30","latestIssueDate":"2026-04-09","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"774740","type":"Food Preparing and Serving (30+ SEATS)","businessName":"H&M BEER INC","legalName":"H&M BEER INC","issuedDate":"2018-04-30","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"457434","type":"Dumpster License - Private Property","businessName":"H&M BEER INC","legalName":"H&M BEER INC","issuedDate":"2008-09-25","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"206993","type":"Food Preparing and Serving","businessName":"H&M BEER INC","legalName":"H&M BEER INC","issuedDate":"2005-01-04","latestIssueDate":"2017-03-17","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"201394","type":"Food Preparing and Serving","businessName":"SAMS DELICATESSEN INC","legalName":"SAMS DELICATESSEN INC","issuedDate":"2002-05-02","latestIssueDate":"2002-05-02","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-012817: Completed · Granted; related permit ZP-2024-012817. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"10 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 6, 2026.","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 #201394: Inactive; Food Preparing and Serving #206993: Closed","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 22 historical violations across 5 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/"}]}