{"asOf":"2026-07-26T19:23:01.476Z","block":"1900-1999 W PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-w-passyunk-ave","address":"1927-29 W PASSYUNK AVE","parcelNumber":"882970180","source":"https://property.phila.gov/?p=882970180","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":"MESSINA CARLYN","coOwner":null,"marketValue":351800,"landAssessment":70300,"improvementAssessment":281500,"livableArea":1485,"yearBuilt":1920,"lastSale":{"price":100000,"date":"2012-06-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"4660504","date":"2018-05-03","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"631730","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-03","completedDate":"2018-06-04","violations":[{"number":"4660504","date":"2018-05-03","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"631730","date":"2018-05-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"631730","date":"2018-06-04","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.923969301792475,"lng":-75.17887806862376,"geom":{"type":"Polygon","coordinates":[[[-75.178798339,39.923906799],[-75.178909716,39.923885358],[-75.178958214,39.924041228],[-75.178841289,39.924044393],[-75.178798339,39.923906799]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-000689","type":"Special Hazards Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1372141"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":1,"lotArea":1558,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1700 RIVERVIEW RD, GLADWYNE PA, 19035","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR MANUFACTURING OF BEER (GENERAL INDUSTRIAL) AND SALE OF BEER TO INCLUDE\nSMALL TASTING ROOM AND SALE OF PRE-PACKAGED FOOD (RETAIL SALE OF FOOD, BEVERAGES AND\nGROCERIES) IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2016-02-17","number":"26876","relatedPermit":"655436"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":119200,"taxable":119200,"land":19630,"improvement":99570,"taxableLand":19630,"taxableImprovement":99570,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":119200,"taxable":119200,"land":19630,"improvement":99570,"taxableLand":19630,"taxableImprovement":99570,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":126400,"taxable":126400,"land":25280,"improvement":101120,"taxableLand":25280,"taxableImprovement":101120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":118800,"taxable":118800,"land":23760,"improvement":95040,"taxableLand":23760,"taxableImprovement":95040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":118800,"taxable":118800,"land":23760,"improvement":95040,"taxableLand":23760,"taxableImprovement":95040,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":118800,"taxable":118800,"land":23760,"improvement":95040,"taxableLand":23760,"taxableImprovement":95040,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":118800,"taxable":118800,"land":23760,"improvement":95040,"taxableLand":23760,"taxableImprovement":95040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":126100,"taxable":126100,"land":25214,"improvement":100886,"taxableLand":25214,"taxableImprovement":100886,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":126100,"taxable":126100,"land":25214,"improvement":100886,"taxableLand":25214,"taxableImprovement":100886,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":126200,"taxable":126200,"land":25240,"improvement":100960,"taxableLand":25240,"taxableImprovement":100960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":126200,"taxable":126200,"land":25240,"improvement":100960,"taxableLand":25240,"taxableImprovement":100960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":351800,"taxable":351800,"land":70300,"improvement":281500,"taxableLand":70300,"taxableImprovement":281500,"exemptLand":0,"exemptImprovement":0}],"taxNow":1767,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"655436","date":"2016-02-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-02-29","scope":"FOR MANUFACTURING OF BEER (GENERAL INDUSTRIAL) AND SALE OF BEER TO INCLUDE SMALL TASTING ROOM AND SALE OF PRE-PACKAGED FOOD (RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES) (ONE TENANT) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"661654","date":"2016-03-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-09","scope":"FOR INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW INTERIOR, NON-LOAD BEARING PARTITIONS, NEW WINDOW AND DOOR REPLACEMENT WITHIN THE EXISTING OPENING, NEW DOOR AT REAR, AS PER APPROVED PLANS."},{"number":"684568","date":"2016-04-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-09","scope":"WIRE FOR APPLIANCE 25 OUTLETS,15 SWITCHES AND REPLACE EXISTING LIGHTS WITH NEW LIGHTING THROUGHOUT PER 2008 NEC (COMMERCIAL)SOUTH DISTRICT"},{"number":"684528","date":"2016-07-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-07-15","scope":"FOR THE ERECTION OF ONE (1) WALL SIGN. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. SIGN ACCESSORY TO EXISTING GENERAL INDUSTRIAL AND RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES (ONE TENANT)."},{"number":"684529","date":"2016-07-15","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-12-05","scope":"FOR THE ERECTION OF ONE (1) WALL SIGN IN ACCORDANCE WITH WALL SIGN PERMIT STANDARD."},{"number":"686166","date":"2016-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"CLOSED","completedDate":null,"scope":"ALTERATION: INTERIOR PLUMBING FOR A BREWERY & RETAIL FOOD STORE. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. PVC PIPE MATERIALS ARE NOT PERMITTED ON THIS PROJECT, PER CODE SECTION P-902.5 & P-1102.3."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"sale","p":120000},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Sign"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"283477","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"JOSEPH J CINALLI","legalName":"JOSEPH J CINALLI","address":"1927-29 W PASSYUNK AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-01-16","latestIssueDate":"2003-01-16","expirationDate":"2004-12-31","inactiveDate":"2012-07-24"},{"number":"714444","type":"Sidewalk Cafe","status":"Active","businessName":"BREWERY ARS, LLC","legalName":"BREWERY ARS, LLC ","address":"1927-29 W PASSYUNK AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2016-09-20","latestIssueDate":"2025-11-06","expirationDate":"2026-09-19","inactiveDate":null},{"number":"723135","type":"Food Preparing and Serving","status":"Active","businessName":"BREWERY ARS, LLC","legalName":"BREWERY ARS, LLC ","address":"1927-29 W PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-12-13","latestIssueDate":"2025-12-29","expirationDate":"2026-12-12","inactiveDate":null}],"licenseActivity":[{"number":"723135","type":"Food Preparing and Serving","businessName":"BREWERY ARS, LLC","legalName":"BREWERY ARS, LLC ","issuedDate":"2016-12-13","latestIssueDate":"2025-12-29","closureDate":null,"expirationDate":"2026-12-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"714444","type":"Sidewalk Cafe","businessName":"BREWERY ARS, LLC","legalName":"BREWERY ARS, LLC ","issuedDate":"2016-09-20","latestIssueDate":"2025-11-06","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283477","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"JOSEPH J CINALLI","legalName":"JOSEPH J CINALLI","issuedDate":"2003-01-16","latestIssueDate":"2003-01-16","closureDate":"2012-07-24","expirationDate":"2004-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 179% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $126,200 to $351,800","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 #655436: 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":"1 permit not marked completed: 686166 (CLOSED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Dec 18, 2024","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 4, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #283477: Inactive since Jul 24, 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}