{"asOf":"2026-07-26T21:01:16.140Z","block":"1200-1299 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-washington-ave","address":"1234-40 WASHINGTON AVE","parcelNumber":"882968095","source":"https://property.phila.gov/?p=882968095","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PA0","buildingCodeNew":"222","buildingClass":"AUTO DEALER/AGNCY MASONRY","buildingClassNew":"AUTO DEALER/SERVICE","useLabel":"Commercial","owner":"RUGGIERI ROBERT","coOwner":"RUGGIERI JOSEPH","marketValue":741100,"landAssessment":518700,"improvementAssessment":222400,"livableArea":2695,"yearBuilt":1950,"lastSale":{"price":1,"date":"1986-07-07T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93726251193467,"lng":-75.16446973557215,"geom":{"type":"Polygon","coordinates":[[[-75.164293294,39.937408676],[-75.164353937,39.937124141],[-75.164438649,39.937135497],[-75.164442814,39.937074481],[-75.164636998,39.937099218],[-75.164568646,39.93744219],[-75.164293294,39.937408676]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":1,"lotArea":9330,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1216 WASHINGTON AVE, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":395400,"taxable":395400,"land":233300,"improvement":162100,"taxableLand":233300,"taxableImprovement":162100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":395400,"taxable":395400,"land":233300,"improvement":162100,"taxableLand":233300,"taxableImprovement":162100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":402200,"taxable":402200,"land":80440,"improvement":321760,"taxableLand":80440,"taxableImprovement":321760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":401500,"taxable":401500,"land":80300,"improvement":321200,"taxableLand":80300,"taxableImprovement":321200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":401500,"taxable":401500,"land":80300,"improvement":321200,"taxableLand":80300,"taxableImprovement":321200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":401500,"taxable":401500,"land":80300,"improvement":321200,"taxableLand":80300,"taxableImprovement":321200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":401500,"taxable":401500,"land":80300,"improvement":321200,"taxableLand":80300,"taxableImprovement":321200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":426100,"taxable":426100,"land":298253,"improvement":127847,"taxableLand":298253,"taxableImprovement":127847,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":426100,"taxable":426100,"land":298253,"improvement":127847,"taxableLand":298253,"taxableImprovement":127847,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":134800,"taxable":134800,"land":94360,"improvement":40440,"taxableLand":94360,"taxableImprovement":40440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":134800,"taxable":134800,"land":94360,"improvement":40440,"taxableLand":94360,"taxableImprovement":40440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":741100,"taxable":741100,"land":518700,"improvement":222400,"taxableLand":518700,"taxableImprovement":222400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1887,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"444162","date":"2013-02-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-02-12","scope":"REPLACE EXISTING SIGNAGE"},{"number":"453234","date":"2013-02-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-07-17","scope":"REMOVAL OF EXISTING SIGNAGE. FOR THE ERECTION OF TWO (2) FLATWALL SIGNS AND REFACEING OF AN EXISTING FREE STANDING USING EXISTING STRUCTURE. ALL WORK AS SHOWN ON PLANS."},{"number":"MP-2021-006020","date":"2021-10-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Replacing like for like 5 Ton Heat Pump system. Outdoor unit is located on the ground and the indoor unit is located in the garage area)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"280717","type":"Dumpster License - Private Property","status":"Active","businessName":"ENTERPRISE LEASING CO OF PHILA (CHRISTINE ZAZZARINO)","legalName":"ENTERPRISE LEASING CO OF PHILA","address":"1234-40 WASHINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-03-09","latestIssueDate":"2013-08-31","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"280717","type":"Dumpster License - Private Property","businessName":"ENTERPRISE LEASING CO OF PHILA (CHRISTINE ZAZZARINO)","legalName":"ENTERPRISE LEASING CO OF PHILA","issuedDate":"2001-03-09","latestIssueDate":"2013-08-31","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 450% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $134,800 to $741,100","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":"Use permit #444162: 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":"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/"}],"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/"}]}