{"asOf":"2026-07-24T12:02:51.435Z","block":"1600-1699 MC KEAN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-mc-kean-st","address":"1615-17 MCKEAN ST","parcelNumber":"882967890","source":"https://property.phila.gov/?p=882967890","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"223","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"1615 AUTO LLC","coOwner":null,"marketValue":568700,"landAssessment":113700,"improvementAssessment":455000,"livableArea":4946,"yearBuilt":1920,"lastSale":{"price":1,"date":"2025-01-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"2815924","date":"2013-06-03","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4417204","date":"2017-08-09","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"384000","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-06-04","completedDate":"2013-06-04","violations":[{"number":"2815924","date":"2013-06-03","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"598921","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-08-11","completedDate":"2018-03-27","violations":[{"number":"4417204","date":"2017-08-09","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"384000","date":"2013-06-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"598921","date":"2017-08-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"598921","date":"2018-03-27","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2013,"fails":0,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92627248483836,"lng":-75.17334148748074,"geom":{"type":"Polygon","coordinates":[[[-75.173424257,39.926185754],[-75.173382961,39.926375264],[-75.173258716,39.926359215],[-75.173300015,39.926169705],[-75.173424257,39.926185754]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":2473,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4039 PICKERING DAM RD, PHOENIXVILLE PA, 19460","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR A TWO (2) FMAILY HOUSEHOLD LIVING AT SECOND FLOOR IN THE SAME BUILDING WITH EXISTING PERSONAL VEHICLE REPAIR AND MAINTENANCE AS PREVIOUSLY APPROVED AT FIRST FLOOR. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above lo","status":"Completed","outcome":"Granted","date":"2023-08-07","number":"ZP-2022-012788","relatedPermit":"ZP-2022-012788"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit For use, Sit-Down Restaurant, in an existing attached structure in the same building with all other uses as previously approved. No sign on this permit.","status":"Completed","outcome":"Granted with conditions","date":"2026-07-06","number":"ZP-2025-011503","relatedPermit":"ZP-2025-011503"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":260400,"taxable":260400,"land":7200,"improvement":253200,"taxableLand":7200,"taxableImprovement":253200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":260400,"taxable":260400,"land":7200,"improvement":253200,"taxableLand":7200,"taxableImprovement":253200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":276200,"taxable":276200,"land":55240,"improvement":220960,"taxableLand":55240,"taxableImprovement":220960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":261700,"taxable":261700,"land":52340,"improvement":209360,"taxableLand":52340,"taxableImprovement":209360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":261700,"taxable":261700,"land":52340,"improvement":209360,"taxableLand":52340,"taxableImprovement":209360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":261700,"taxable":261700,"land":52340,"improvement":209360,"taxableLand":52340,"taxableImprovement":209360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":261700,"taxable":261700,"land":52340,"improvement":209360,"taxableLand":52340,"taxableImprovement":209360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":277700,"taxable":277700,"land":55544,"improvement":222156,"taxableLand":55544,"taxableImprovement":222156,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":277700,"taxable":277700,"land":55544,"improvement":222156,"taxableLand":55544,"taxableImprovement":222156,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":277000,"taxable":277000,"land":55400,"improvement":221600,"taxableLand":55400,"taxableImprovement":221600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":277000,"taxable":277000,"land":55400,"improvement":221600,"taxableLand":55400,"taxableImprovement":221600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":568700,"taxable":568700,"land":113700,"improvement":455000,"taxableLand":113700,"taxableImprovement":455000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3877,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"24493","date":"2016-09-21","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-09-21","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES:9/21/17"},{"number":"25377","date":"2018-03-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-04-16","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES:3/16/2019"},{"number":"26122","date":"2019-03-08","work":"Other (Descriptive)","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-03-08","scope":null},{"number":"1024733","date":"2019-11-04","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-03-18","scope":"EZ EXTERIOR WALL COVERINGS-REMOVE STUCCO NOT PROPERLY APPLIED. For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2022-012788","date":"2023-07-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Personal Vehicle Repair and Maintenance."},{"number":"CP-2023-006212","date":"2024-08-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE LEVEL III ALTERATIONS TO AN EXISTING TWO STORY BUILDING FOR THE USE OF EXISTING PERSONAL VEHICLE REPAIR AND MAINTENANCE AT FIRST FLOOR AND TWO FAMILY DWELLINGS AT SECOND FLOOR. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/ FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 06/26/2025: TO REVISE THE PREVIOUSLY APPROVED FLOOR LAYOUT ON THE REAR 2ND FLOOR FOR THE EXISTING PARTITION WALLS TO REMAIN PER AMENDED PLANS."},{"number":"PP-2025-004225","date":"2025-03-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Replacing 10 fixtures into apartments on second floor FIXTURE REPLACEMENT WITHOUT PIPING"},{"number":"FP-2025-000575","date":"2025-04-02","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4-INCH WILKINS 350AST BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. F"},{"number":"MP-2025-002731","date":"2025-07-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, BATHROOM & CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2023-006212 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-005464","date":"2025-10-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-23","scope":"Install electric, fire alarm ,110v interconnected smoke alarms and panel for one apartment, add emergency lights in common space, and relocate electric in garage . AL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Other (Descriptive)"},{"y":2019,"k":"permit","w":"Wall Covering Replacement"},{"y":2021,"k":"sale","p":1050000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"284007","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ANTHONY CRESCENZO","legalName":"ANTHONY CRESCENZO","address":"1615-17 MCKEAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-01-15","latestIssueDate":"2005-01-15","expirationDate":"2006-12-31","inactiveDate":null},{"number":"706824","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CRESCENZO AUTO SERVICES, INC","legalName":"CRESCENZO AUTO SERVICES, INC","address":"1615-17 MCKEAN ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2016-07-03","latestIssueDate":"2019-07-26","expirationDate":"2020-07-02","inactiveDate":"2020-08-31"}],"licenseActivity":[{"number":"706824","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CRESCENZO AUTO SERVICES, INC","legalName":"CRESCENZO AUTO SERVICES, INC","issuedDate":"2016-07-03","latestIssueDate":"2019-07-26","closureDate":"2020-08-31","expirationDate":"2020-07-02","inactiveDate":"2020-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284007","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ANTHONY CRESCENZO","legalName":"ANTHONY CRESCENZO","issuedDate":"2005-01-15","latestIssueDate":"2005-01-15","closureDate":"2006-12-31","expirationDate":"2006-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2023, 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 105% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $277,000 to $568,700","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 #ZP-2022-012788: Completed · Granted; related permit ZP-2022-012788.","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":"5 permits not marked completed: 1024733 (Expired), CP-2023-006212 (Issued), PP-2025-004225 (Issued), FP-2025-000575 (Issued), MP-2025-002731 (Issued). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 27, 2018.","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":"2 fire/suppression-related permits 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 #284007: Inactive; Motor Vehicle Repair / Fuel Dispensing #706824: Inactive since Aug 31, 2020","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 2 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/"}]}