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REED ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"IT IS A WAREHOUSE, NO REPAIRS ARE 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PERMIT","status":"COMPLETED","completedDate":"2011-11-02","scope":"LOT 2 1 EXIST STONE FABRICATING BUS; VACANT COMML SPACE 2-3 EXISTING SFD UNITS WITH EXISTING INTERIOR PARKING FOR 5 CARS."},{"number":"803012","date":"2017-08-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-18","scope":"COMMISSARIES AND CATERING SERVICES AT FIRST FLOOR SPACE # 2 IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"924204","date":"2018-11-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-02","scope":"ADJUST SPACE ALLOCATION OF FIRST FLOOR FOR EXISTING TRNANTS: INCREASE SPACE 2 (EXISTING COMMISSIONARIES AND CARTERING SERVICES) AND REDUCE SPACE 1 (STONE FABRICATING FACILITY). ALL OTHER EXISTING USES UNCHANGED"},{"number":"1030054","date":"2020-01-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-07-28","scope":"FOR THE LEGALIZATION OF THE INSTALLATION OF A NEW DOOR OPENING ALONG REED STREET, TO COMPLY WITH VIOLATION CASE# 708997, PER SUBMITTED PLANS AND PE REPORT."},{"number":"ZP-2021-012021","date":"2021-10-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-03-10","scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2023-011956","date":"2024-01-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial.; Eating and Drinking Establishments - Sit-Down Restaurant"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"viol","w":"6 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"14 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"759219","type":"Food Manufacturer / Wholesaler","status":"Active","businessName":"MIGHTY BREAD COMPANY, LLC (MIGHTY BREAD COMPANY)","legalName":"MIGHTY BREAD COMPANY, LLC","address":"1204 REED ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2017-12-07","latestIssueDate":"2025-12-06","expirationDate":"2026-12-06","inactiveDate":null},{"number":"936526","type":"Food Preparing and Serving","status":"Active","businessName":"MIGHTY BREAD COMPANY, LLC (MIGHTY BREAD COMPANY)","legalName":"MIGHTY BREAD COMPANY, LLC","address":"1204 REED ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-10-26","latestIssueDate":"2025-10-25","expirationDate":"2026-10-25","inactiveDate":null}],"licenseActivity":[{"number":"936526","type":"Food Preparing and Serving","businessName":"MIGHTY BREAD COMPANY, LLC (MIGHTY BREAD COMPANY)","legalName":"MIGHTY BREAD COMPANY, LLC","issuedDate":"2023-10-26","latestIssueDate":"2025-10-25","closureDate":null,"expirationDate":"2026-10-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"759219","type":"Food Manufacturer / Wholesaler","businessName":"MIGHTY BREAD COMPANY, LLC (MIGHTY BREAD COMPANY)","legalName":"MIGHTY BREAD COMPANY, LLC","issuedDate":"2017-12-07","latestIssueDate":"2025-12-06","closureDate":null,"expirationDate":"2026-12-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$867 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 91% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,129,500 to $2,158,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #12041: OPEN · MOOT; related permit 232194. Use permit #369034: COMPLETED. The history also contains “NEW USE.”","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":"1 permit not marked completed: ZP-2021-012021 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$867.17 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 9, 2024.","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":"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 23 historical violations across 6 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/"}]}