{"asOf":"2026-07-25T17:57:19.270Z","block":"900-999 GREENWICH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-greenwich-st","address":"900 GREENWICH ST","parcelNumber":"882967645","source":"https://property.phila.gov/?p=882967645","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"254","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"VICARIO MICHAEL A TR","coOwner":"VICARIO ANGELA S TR","marketValue":224600,"landAssessment":44900,"improvementAssessment":179700,"livableArea":1890,"yearBuilt":1925,"lastSale":{"price":1,"date":"2011-09-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"2150717","date":"2011-07-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3915387","date":"2016-03-15","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3915388","date":"2016-03-15","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"287934","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-07-22","completedDate":"2011-09-21","violations":[{"number":"2150717","date":"2011-07-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"524025","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-03-16","completedDate":"2016-08-09","violations":[{"number":"3915387","date":"2016-03-15","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3915388","date":"2016-03-15","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"53643","date":"2005-12-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"53643","date":"2006-06-30","type":"BC INSP","status":"PASSED"},{"caseNumber":"74679","date":"2006-08-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"74679","date":"2006-09-21","type":"BC INSP","status":"CLOSED"},{"caseNumber":"74679","date":"2006-09-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"74679","date":"2007-07-13","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"74679","date":"2009-06-10","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"74679","date":"2009-10-22","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"287934","date":"2011-07-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"287934","date":"2011-09-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"524025","date":"2016-03-15","type":"CI INSP","status":"FAILED"},{"caseNumber":"524025","date":"2016-04-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"524025","date":"2016-07-27","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":2,"passes":1},{"y":2009,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93007627923342,"lng":-75.160117556473,"geom":{"type":"Polygon","coordinates":[[[-75.160046723,39.930156358],[-75.160084478,39.929983196],[-75.160189239,39.929997313],[-75.160148699,39.930169945],[-75.160046723,39.930156358]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":1,"lotArea":1944,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2925 S JUNIPER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN AUTO REPAIR SHOP TO INCLUDE BODY AND FENDER AND SPRAY PAINTING WITHIN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted with conditions","date":"2009-10-06","number":"9755","relatedPermit":"209876"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF ADDITIONS ABOVE AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING (8 UNITS).","status":"Completed","outcome":"Granted with conditions","date":"2021-07-08","number":"ZP-2020-009390","relatedPermit":"ZP-2020-009390"}],"taxYears":[{"year":2010,"total":92.28,"principal":0,"interest":0,"penalty":67.06},{"year":2011,"total":99.31,"principal":0,"interest":0,"penalty":73.7},{"year":2012,"total":198.7,"principal":0,"interest":90.91,"penalty":76.54},{"year":2013,"total":93.23,"principal":0,"interest":33.97,"penalty":33.98},{"year":2015,"total":108.16,"principal":0,"interest":15.34,"penalty":0},{"year":2016,"total":1199.91,"principal":1019.79,"interest":15.3,"penalty":10.2}],"taxNet":1791.59,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":132700,"taxable":132700,"land":5600,"improvement":127100,"taxableLand":5600,"taxableImprovement":127100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":132700,"taxable":132700,"land":5600,"improvement":127100,"taxableLand":5600,"taxableImprovement":127100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":261300,"taxable":261300,"land":52219,"improvement":209081,"taxableLand":52219,"taxableImprovement":209081,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":132800,"taxable":132800,"land":26560,"improvement":106240,"taxableLand":26560,"taxableImprovement":106240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":132800,"taxable":132800,"land":26560,"improvement":106240,"taxableLand":26560,"taxableImprovement":106240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":132800,"taxable":132800,"land":26560,"improvement":106240,"taxableLand":26560,"taxableImprovement":106240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":132800,"taxable":132800,"land":26560,"improvement":106240,"taxableLand":26560,"taxableImprovement":106240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":140900,"taxable":140900,"land":28186,"improvement":112714,"taxableLand":28186,"taxableImprovement":112714,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":140900,"taxable":140900,"land":28186,"improvement":112714,"taxableLand":28186,"taxableImprovement":112714,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":141800,"taxable":141800,"land":28360,"improvement":113440,"taxableLand":28360,"taxableImprovement":113440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":141800,"taxable":141800,"land":28360,"improvement":113440,"taxableLand":28360,"taxableImprovement":113440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":224600,"taxable":224600,"land":44900,"improvement":179700,"taxableLand":44900,"taxableImprovement":179700,"exemptLand":0,"exemptImprovement":0}],"taxNow":1985,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"209876","date":"2009-10-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-06","scope":"ADDING BODY WORK TO AUTO REPAIR SHOP"},{"number":"ZP-2020-009390","date":"2021-06-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ADDITIONS ABOVE AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. **EXTENSION OF ZONING PERMIT ZP-2020-009390 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 6/9/25) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE AND PER ZBA ADMINISTRATIVE REVIEW. NO CHANGES TO PERMIT LANGUAGE.**"},{"number":"GP-2022-000562","date":"2022-01-27","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-04-18","scope":"CLOSE IN PLACE UNDERGORUND TANKS. Must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP). ONLY SAW CUT TO THE TOP OF THE TANK. NO EXCAVATING UNDER THE EXITING FOUNDATIONS. CALL AND SCHEDULE AN INTIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"CP-2025-000773","date":"2025-06-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS, ADDITION AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2025-006166","date":"2026-02-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-06-16","scope":"Exterior plumbing for existing garage to be converted to apartments with additional apartments above. 1 1/2\" WATER DISTRIBUTION, CURB TRAP, FRESH AIR INLET, AND MAIN DRAIN"},{"number":"MP-2025-003212","date":"2026-02-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo CP-2025-000773"},{"number":"EP-2025-005587","date":"2026-03-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo CP-2025-000773"},{"number":"PP-2025-007601","date":"2026-03-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2025-000773"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Tank Install/Removal"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"362183","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"RED DOT ENTERPRISES, INC (MICHAEL VICARIO)","legalName":"RED DOT ENTERPRISES, INC","address":"900 GREENWICH ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-03-30","latestIssueDate":"2010-01-13","expirationDate":"2010-12-31","inactiveDate":"2012-07-24"},{"number":"362187","type":"Dumpster License - Private Property","status":"Inactive","businessName":"RED DOT ENTERPRISES, INC (MICHAEL VICARIO)","legalName":"RED DOT ENTERPRISES, INC","address":"900 GREENWICH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-03-30","latestIssueDate":"2006-03-30","expirationDate":"2010-07-31","inactiveDate":null},{"number":"817270","type":"Rental","status":"Inactive","businessName":"Fred Vicario (Michael and Angela Vicario Revocable Living Trust)","legalName":"Fred Vicario","address":"900 GREENWICH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-07-03","latestIssueDate":"2019-07-03","expirationDate":"2020-07-02","inactiveDate":"2020-08-31"}],"licenseActivity":[{"number":"817270","type":"Rental","businessName":"Fred Vicario (Michael and Angela Vicario Revocable Living Trust)","legalName":"Fred Vicario","issuedDate":"2019-07-03","latestIssueDate":"2019-07-03","closureDate":"2020-08-31","expirationDate":"2020-07-02","inactiveDate":"2020-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"362187","type":"Dumpster License - Private Property","businessName":"RED DOT ENTERPRISES, INC (MICHAEL VICARIO)","legalName":"RED DOT ENTERPRISES, INC","issuedDate":"2006-03-30","latestIssueDate":"2006-03-30","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"362183","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"RED DOT ENTERPRISES, INC (MICHAEL VICARIO)","legalName":"RED DOT ENTERPRISES, INC","issuedDate":"2006-03-30","latestIssueDate":"2010-01-13","closureDate":"2012-07-24","expirationDate":"2010-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["5 permit events 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-2020-009390: Completed · Granted with conditions; related permit ZP-2020-009390. Use permit #209876: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2025-000773 (Amendment Review), MP-2025-003212 (Issued), EP-2025-005587 (Issued), PP-2025-007601 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 27, 2016.","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":"Motor Vehicle Repair / Fuel Dispensing #362183: Inactive since Jul 24, 2012; Dumpster License - Private Property #362187: Inactive","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.","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 3 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/"}]}