{"asOf":"2026-07-17T21:03:08.205Z","block":"2300-2399 WELSH RD","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-welsh-rd","address":"2301 WELSH RD","parcelNumber":"882963075","source":"https://property.phila.gov/?p=882963075","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"EA0","buildingCodeNew":"220","buildingClass":"BANK/OFF 1 STY MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Bank","owner":"MIDATLANTIC REALTY PARTNERS LLC","coOwner":null,"marketValue":741000,"landAssessment":518700,"improvementAssessment":222300,"livableArea":780,"yearBuilt":2024,"lastSale":{"price":1,"date":"2024-07-01T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07297068310944,"lng":-75.03321468465947,"geom":{"type":"Polygon","coordinates":[[[-75.033281962,40.072739039],[-75.033439361,40.072921823],[-75.033194172,40.073176684],[-75.032964286,40.073046156],[-75.033281962,40.072739039]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":1,"lotArea":9900,"zoning":"CA2","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"3070 BRISTOL PIKE STE 2-231, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"THERE HAS BEEN SOME MISTAKE ON THE INSPECTION SIDE.","status":"CLOSED","outcome":"NEWHEARNOT","date":"2019-02-05","number":"33041","relatedPermit":"675975"},{"type":"RB_LIRB","grounds":"THERE HAS BEEN SOME MISTAKE ON INSPECTION SIDE.","status":"CLOSED","outcome":"NEWHEARNOT","date":"2019-02-05","number":"33043","relatedPermit":"675978"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":425000,"taxable":425000,"land":375000,"improvement":50000,"taxableLand":375000,"taxableImprovement":50000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":425000,"taxable":425000,"land":375000,"improvement":50000,"taxableLand":375000,"taxableImprovement":50000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":511300,"taxable":511300,"land":102260,"improvement":409040,"taxableLand":102260,"taxableImprovement":409040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":175500,"taxable":175500,"land":122850,"improvement":52650,"taxableLand":122850,"taxableImprovement":52650,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":175500,"taxable":175500,"land":122850,"improvement":52650,"taxableLand":122850,"taxableImprovement":52650,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":694400,"taxable":510455,"land":138900,"improvement":555500,"taxableLand":138900,"taxableImprovement":371555,"exemptLand":0,"exemptImprovement":183945},{"y":2026,"v":694400,"taxable":510455,"land":138900,"improvement":555500,"taxableLand":138900,"taxableImprovement":371555,"exemptLand":0,"exemptImprovement":183945},{"y":2027,"v":741000,"taxable":667394,"land":518700,"improvement":222300,"taxableLand":518700,"taxableImprovement":148694,"exemptLand":0,"exemptImprovement":73606}],"taxNow":7145,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"184856","date":"2008-11-04","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2009-04-13","scope":"REMOVE AND REPLACE EXISTING DOUBLE FACED TWIN PYLON SIGN."},{"number":"ZP-2022-013877","date":"2022-12-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"ZP-2023-011182","date":"2023-10-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-14","scope":"FOR THE ERECTION OF AN ADDITION ON AN EXISTING DETACHED STRUCTURE WITH DRIVE THRU. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2023-006102","date":"2023-11-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-14","scope":"FOR THE ERECTION OF AN ADDITION TO EXTEND EXISTING TAKEOUT RESTAURANT AND LEVEL III ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"MP-2023-005510","date":"2023-12-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-14","scope":"INSTALLATION OF NEW ROOF TOP UNIT AND ASSOCIATED DUCTWORK IN ADDITION TO A NEW TYPE II COMMERCIAL KITCHEN EXHAUST HOOD WITH ASSOCIATED DUCTWORK AND EXHAUST FAN FOR A TAKE-OUT RESTAURANT AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"EP-2023-012223","date":"2024-01-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-13","scope":"Installation of new 400A service and Outlets ,Lights as per plans -2017 nec. AMENDMENT: Change of electric service with from 400 amp 3 phase to 600 amp single phase l, separate E5 plan shows ."},{"number":"PP-2023-017121","date":"2024-02-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-14","scope":"INSTALL 1 WATER CLOSET, 1 LAVATORY, 1 HOT WATER HEATER, 4 FLOOR DRAINS, 5 FLOOR SINKS, 1 BACKFLOW PREVENTER, 1 GREASE INTERCEPTOR, 1 MOP SINK, 2 HAND SINKS AND 1 THREE COMPARTMENT SINK ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"ZP-2024-003308","date":"2024-04-11","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-26","scope":"FOR THE ERECTION OF THREE (3) STATICALLY ILLUMINATED FLAT WALL SIGNS (SIGN ‘B1’ – SINGLE-SIDED, (1) 124” W X 24”H & (1) 80” W X 10”H), (SIGN ‘B2’ – SINGLE-SIDED, (1) 80” W X 10”H); THREE (3) STATICALLY ILLUMINATED FREE STANDING DIRECTIONAL SIGNS (SIGN ‘D’ - DOUBLE-SIDED, (2) 13\"H X 30.5\"W), ONE (1) PYLON (REFACE) SIGN (SIGN 'P' – DOUBLE-SIDED, (2) 72” W X 48”H), SIGNS ACCESSORY TO A TAKE-OUT RESTAURANT; SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"GP-2024-003259","date":"2024-04-17","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-04-26","scope":"FOR THE ERECTION OF THREE (3) STATIC INTERNALLY ILLUMINATED ACCESSORY WALL SIGNS (B1 & B2), THREE (3) STATIC INTERNALLY ILLUMINATED DIRECTIONAL SIGNS (D1, D2, & D3), ONE (1) MENU BOARD SIGN (M), TWO (2) DRIVE-THRU FREESTANDING SIGNS (OC & HB), AND FOR THE REFACING OF ONE (1) EXISTING FREESTANDING SIGN (P) AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2024-003308 FOR ZONING APPROVAL."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Sign"},{"y":2019,"k":"appeal","w":"Appeal newhearnot"},{"y":2019,"k":"appeal","w":"Appeal newhearnot"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"0972801","type":"Food Preparing and Serving","status":"Active","businessName":"Welsh Hospitality LLC","legalName":"Welsh Hospitality LLC","address":"2301 WELSH RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-03-04","latestIssueDate":"2026-02-03","expirationDate":"2027-03-03","inactiveDate":null}],"licenseActivity":[{"number":"0972801","type":"Food Preparing and Serving","businessName":"Welsh Hospitality LLC","legalName":"Welsh Hospitality LLC","issuedDate":"2025-03-04","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-03-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}],"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/"}]}