{"asOf":"2026-07-27T12:29:03.350Z","block":"900-999 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-race-st","address":"923 RACE ST","parcelNumber":"882963605","source":"https://property.phila.gov/?p=882963605","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":"MARK'S FAMILY ASSOCIATION","coOwner":null,"marketValue":642800,"landAssessment":128500,"improvementAssessment":514300,"livableArea":2516,"yearBuilt":1925,"lastSale":{"price":80000,"date":"1997-10-07T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95548405024597,"lng":-75.15513973394208,"geom":{"type":"Polygon","coordinates":[[[-75.155093301,39.955606524],[-75.155135552,39.955355864],[-75.155193723,39.955361823],[-75.155144107,39.955612299],[-75.155093301,39.955606524]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-001759","type":"Fire Alarm Certification","inspectionDate":"2021-06-21","result":"Certified","expirationDate":"2022-06-21","buildingId":"1447456"},{"number":"BC-2021-006933","type":"Fire Alarm Certification","inspectionDate":"2021-11-10","result":"Certified","expirationDate":"2022-11-10","buildingId":"1447456"},{"number":"BC-2022-015290","type":"Fire Alarm Certification","inspectionDate":"2022-10-24","result":"Certified","expirationDate":"2023-10-24","buildingId":"1447456"},{"number":"BC-2024-021003","type":"Fire Alarm Certification","inspectionDate":"2024-06-18","result":"Certified","expirationDate":"2025-06-18","buildingId":"1447456"},{"number":"BC-2025-017609","type":"Fire Alarm Certification","inspectionDate":"2025-06-01","result":"Certified","expirationDate":"2026-06-01","buildingId":"1447456"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":3,"lotArea":1564,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"923 RACE ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":427700,"taxable":427700,"land":234600,"improvement":193100,"taxableLand":234600,"taxableImprovement":193100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":427700,"taxable":427700,"land":234600,"improvement":193100,"taxableLand":234600,"taxableImprovement":193100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":453700,"taxable":453700,"land":90740,"improvement":362960,"taxableLand":90740,"taxableImprovement":362960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":453600,"taxable":453600,"land":90720,"improvement":362880,"taxableLand":90720,"taxableImprovement":362880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":457000,"taxable":457000,"land":91400,"improvement":365600,"taxableLand":91400,"taxableImprovement":365600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":457000,"taxable":457000,"land":91400,"improvement":365600,"taxableLand":91400,"taxableImprovement":365600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":457000,"taxable":457000,"land":91400,"improvement":365600,"taxableLand":91400,"taxableImprovement":365600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":499400,"taxable":499400,"land":99875,"improvement":399525,"taxableLand":99875,"taxableImprovement":399525,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":499400,"taxable":499400,"land":99875,"improvement":399525,"taxableLand":99875,"taxableImprovement":399525,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":522000,"taxable":522000,"land":104400,"improvement":417600,"taxableLand":104400,"taxableImprovement":417600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":522000,"taxable":522000,"land":104400,"improvement":417600,"taxableLand":104400,"taxableImprovement":417600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":642800,"taxable":642800,"land":128500,"improvement":514300,"taxableLand":128500,"taxableImprovement":514300,"exemptLand":0,"exemptImprovement":0}],"taxNow":7307,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1015221","date":"2019-10-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-10-01","scope":"FOR AN PREPARED FOOD SHOP \"NO COOKING\" (MINIMUM 4 SEATS, MAXIMUM 26 SEATS) ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH OTHER ESTABLISHED USES *NO SIGN ON THIS PERMIT*"},{"number":"CP-2020-005735","date":"2020-12-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-07","scope":"FOR LEVEL II ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A PREPARED FOOD SHOP AT THE FIRST FLOOR. BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"EP-2021-001523","date":"2021-02-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-17","scope":"Electrical Fit Out Of 1st Floor And Basement Commercial Space With All New Lighting, Outlets, Switches, Emergency Lighting To 2017 NEC Code (EXISTING PANEL)"},{"number":"PP-2021-005246","date":"2021-03-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-14","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"200590","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"AJI ICHIBAN PF PA LLC","legalName":"AJI ICHIBAN PF PA LLC","address":"923 RACE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-09-01","latestIssueDate":"2004-09-01","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"873246","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Philly Matcha Inc","legalName":"Philly Matcha Inc","address":"923 RACE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-07-17","latestIssueDate":"2026-07-14","expirationDate":"2027-07-16","inactiveDate":null},{"number":"873247","type":"Food Preparing and Serving","status":"Active","businessName":"Philly Matcha Inc","legalName":"Philly Matcha Inc","address":"923 RACE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-07-17","latestIssueDate":"2026-07-14","expirationDate":"2027-07-16","inactiveDate":null}],"licenseActivity":[{"number":"873246","type":"Food Establishment, Retail Permanent Location","businessName":"Philly Matcha Inc","legalName":"Philly Matcha Inc","issuedDate":"2021-07-17","latestIssueDate":"2026-07-14","closureDate":null,"expirationDate":"2027-07-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"873247","type":"Food Preparing and Serving","businessName":"Philly Matcha Inc","legalName":"Philly Matcha Inc","issuedDate":"2021-07-17","latestIssueDate":"2026-07-14","closureDate":null,"expirationDate":"2027-07-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"200590","type":"Food Establishment, Retail Permanent Location","businessName":"AJI ICHIBAN PF PA LLC","legalName":"AJI ICHIBAN PF PA LLC","issuedDate":"2004-09-01","latestIssueDate":"2004-09-01","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1015221: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 1, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #200590: Inactive since Dec 22, 2012","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/"}],"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/"}]}