{"asOf":"2026-07-26T18:33:50.162Z","block":"700-799 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-locust-st","address":"713-23 LOCUST ST","parcelNumber":"883045700","source":"https://property.phila.gov/?p=883045700","ownerType":"absentee","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DD0","buildingCodeNew":"238","buildingClass":"OFF BLD N/PKG N/COM MASON","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Offices","owner":"PERUTO JOHN M","coOwner":null,"marketValue":5748200,"landAssessment":1149600,"improvementAssessment":4598600,"livableArea":25500,"yearBuilt":2010,"lastSale":{"price":1,"date":"2021-06-14T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94708046375292,"lng":-75.15416193768807,"geom":{"type":"Polygon","coordinates":[[[-75.153918934,39.947151905],[-75.153961046,39.946955825],[-75.154404421,39.947007996],[-75.154361946,39.947205954],[-75.153918934,39.947151905]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-002417","type":"Sprinkler Certification","inspectionDate":"2021-03-22","result":"Certified","expirationDate":"2022-03-22","buildingId":"1381083"},{"number":"BC-2022-005030","type":"Sprinkler Certification","inspectionDate":"2022-03-15","result":"Certified","expirationDate":"2023-03-15","buildingId":"1381083"},{"number":"BC-2023-006576","type":"Sprinkler Certification","inspectionDate":"2023-03-01","result":"Certified","expirationDate":"2024-03-01","buildingId":"1381083"},{"number":"BC-2024-006381","type":"Sprinkler Certification","inspectionDate":"2024-02-16","result":"Certified","expirationDate":"2025-02-16","buildingId":"1381083"},{"number":"BC-2025-001290","type":"Special Hazards Certification","inspectionDate":"2025-01-16","result":"Certified","expirationDate":"2026-01-16","buildingId":"1381083"},{"number":"BC-2025-004056","type":"Sprinkler Certification","inspectionDate":"2025-02-07","result":"Certified","expirationDate":"2026-02-07","buildingId":"1381083"},{"number":"BC-2026-005203","type":"Sprinkler Certification","inspectionDate":"2026-02-16","result":"Certified","expirationDate":"2027-02-16","buildingId":"1381083"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":2,"lotArea":9105,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"150 MONUMENT RD STE 515, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3932800,"taxable":3932800,"land":1138100,"improvement":2794700,"taxableLand":1138100,"taxableImprovement":2794700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3932800,"taxable":3932800,"land":1138100,"improvement":2794700,"taxableLand":1138100,"taxableImprovement":2794700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":5052700,"taxable":5052700,"land":1010540,"improvement":4042160,"taxableLand":1010540,"taxableImprovement":4042160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":5204200,"taxable":5204200,"land":1040840,"improvement":4163360,"taxableLand":1040840,"taxableImprovement":4163360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":5334300,"taxable":5334300,"land":1066860,"improvement":4267440,"taxableLand":1066860,"taxableImprovement":4267440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":5334300,"taxable":5334300,"land":1066860,"improvement":4267440,"taxableLand":1066860,"taxableImprovement":4267440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":5334300,"taxable":5334300,"land":1066860,"improvement":4267440,"taxableLand":1066860,"taxableImprovement":4267440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6723100,"taxable":6723100,"land":1344620,"improvement":5378480,"taxableLand":1344620,"taxableImprovement":5378480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":6723100,"taxable":6723100,"land":1344620,"improvement":5378480,"taxableLand":1344620,"taxableImprovement":5378480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":6386900,"taxable":6386900,"land":1277380,"improvement":5109520,"taxableLand":1277380,"taxableImprovement":5109520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":6386900,"taxable":6386900,"land":1277380,"improvement":5109520,"taxableLand":1277380,"taxableImprovement":5109520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":5748200,"taxable":5748200,"land":1149600,"improvement":4598600,"taxableLand":1149600,"taxableImprovement":4598600,"exemptLand":0,"exemptImprovement":0}],"taxNow":89404,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"181861","date":"2008-10-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-10-27","scope":"CONVERT 1ST & 2ND FLOORS TO MEDICAL OFFICES TO INCLUDE ADMINISTRATIVE AND CLINICAL USES, WITH EXISTING RESTAURANT TO REMAIN AT BASEMENT LEVEL. (ZDROP-OFF)"},{"number":"324588","date":"2011-03-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-03-14","scope":"ADDITION OF ENTRANCE CANOPY FOR RESTAURANT ON 1ST FL. AND MEDICAL OFFICE ON 2ND AND 3RD FL."},{"number":"948090","date":"2019-03-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-03","scope":"PARTIAL CHANGE OF OCCUPANCY CLASS & LEVEL 2 ALTERATIONS TO CREATE OUTPATIENT MEDICAL OFFICE WITHIN EXIST. MIXED-USE OFFICE BUILDING INCLUDING INTERIOR DEMOLITION, ERECTION OF PARTITION WALLS FOR OFFICE & EXAM ROOM SPACE, CREATION OF TENANT SHELL SPACES & ALL ASSOCIATED FINISH WORK PER APPROVED PLANS; BUILDING IS FULLY SPRINKLERED. SEPARATE PERMT REQ'D FOR FIT-OUT OF \"SHELL\" SPACES & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. (2018 IEBC)"},{"number":"958727","date":"2019-03-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-03","scope":"ALTERATIONS TO HVAC SYSTEM TO ACCOMODATE RENOVATED MEDICAL OFFICE SPACE INCLUDING ROOFTOP EQUIPMENT, NEW TERMINAL DEVICES, & ALL ASSOCIATED DUCTWORK PER APPROVED PLANS. SEE BLDG PRMT# 948090 FOR ORIGINAL APPLICATION FOR PERMIT."},{"number":"962062","date":"2019-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-29","scope":"F & I(1) 100AMP SINGLE PHASE PANEL ,NEW LIGHTS ,SWITCHES &RECEPS , 1RTU 2EXHAUST FANS ,1 ELECTRIC WH PER 2017 NEC"},{"number":"964317","date":"2019-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"F&I (3) STROBE (2) HORN/STROBE (1) BOOSTER PANEL PER NFPA 72"},{"number":"962662","date":"2019-07-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-03","scope":"ALTERATIONS: PARTIAL CHANGE OF OCCUPANCY CLASS & LEVEL 2 ALTERATIONS TO CREATE OUTPATIENT MEDICAL OFFICE WITHIN EXIST. MIXED-USE OFFICE BUILDING ; RENOVATION OF 1ST FLOOR SPACE FOR NEW DOCTORS EXAM ROOMS. THE INSTALLATION WILL COMPLY WITH THE 2004 PHILA PLUMBING CODE."},{"number":"982987","date":"2019-08-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-12","scope":"PROVIDE AND INSTALL 89 LOCATIONS CONSISTING OF 1 CAT6 PLENUM CABLE ALL CABLING WILL BE INSTALLED IN JHOOKS PER NEC 2017 ALL PENETRATIONS WILL BE FIRE STOPPED PER NEC 2017 NO RECUE SYSTEMS WORK"},{"number":"GM-2021-007246","date":"2021-08-04","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-02-07","scope":"**Existing Philadelphia Historic Property** For repair / replacement of roof covering(s) on existing roof(s) in accordance with the attached EZ Permit Re-Roofing Standard. Failure to comply with the attached EZ Permit Re-Roofing Standard shall result in revocation of this permit as per PHC. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2025-001922","date":"2025-03-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-19","scope":"Replace backflow prevention assembly"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"316334","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"RISTORANTE LA BUCA INC","legalName":"RISTORANTE LA BUCA INC","address":"713-23 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-04-30","latestIssueDate":"2020-06-16","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"844474","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"RISTORANTE LA BUCA INC","legalName":"RISTORANTE LA BUCA INC","address":"713-23 LOCUST ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-24","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"},{"number":"876821","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"BUCADORO LLC","legalName":"BUCADORO LLC","address":"713-23 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-09-07","latestIssueDate":"2025-07-30","expirationDate":"2026-09-06","inactiveDate":null},{"number":"878313","type":"Food Preparing and Serving","status":"Inactive","businessName":"BUCADORO LLC","legalName":"BUCADORO LLC","address":"713-23 LOCUST ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-09-28","latestIssueDate":"2021-09-28","expirationDate":"2022-09-27","inactiveDate":"2022-11-26"},{"number":"878314","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"BUCADORO LLC","legalName":"BUCADORO LLC","address":"713-23 LOCUST ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2021-09-28","latestIssueDate":"2021-12-22","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"878313","type":"Food Preparing and Serving","businessName":"BUCADORO LLC","legalName":"BUCADORO LLC","issuedDate":"2021-09-28","latestIssueDate":"2021-09-28","closureDate":"2022-11-26","expirationDate":"2022-09-27","inactiveDate":"2022-11-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"878314","type":"Sidewalk Cafe (Temporary)","businessName":"BUCADORO LLC","legalName":"BUCADORO LLC","issuedDate":"2021-09-28","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"876821","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BUCADORO LLC","legalName":"BUCADORO LLC","issuedDate":"2021-09-07","latestIssueDate":"2025-07-30","closureDate":null,"expirationDate":"2026-09-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"844474","type":"Sidewalk Cafe (Temporary)","businessName":"RISTORANTE LA BUCA INC","legalName":"RISTORANTE LA BUCA INC","issuedDate":"2020-06-24","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"316334","type":"Food Preparing and Serving (30+ SEATS)","businessName":"RISTORANTE LA BUCA INC","legalName":"RISTORANTE LA BUCA INC","issuedDate":"2005-04-30","latestIssueDate":"2020-06-16","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $5,334,300 to $6,723,100","no permit shown in 2022-2024"],"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 #181861: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 16, 2027; Special Hazards Certification: Certified through Jan 16, 2026","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #316334: Inactive since Jun 29, 2021; Sidewalk Cafe (Temporary) #844474: Inactive since Feb 28, 2023; Food Preparing and Serving #878313: Inactive since Nov 26, 2022; Sidewalk Cafe (Temporary) #878314: Inactive since Mar 1, 2023","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 and appears related-party/family-held.","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/"}],"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/"}]}