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Special Exception","grounds":"Permit to operate a daycare center with food preparation in the space (childcare center) in an existing structure with other existing uses in the structure as previously approved.","status":"Completed","outcome":"Granted with conditions","date":"2025-12-12","number":"ZP-2025-004097","relatedPermit":"ZP-2025-004097"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1448800,"taxable":1448800,"land":343800,"improvement":1105000,"taxableLand":343800,"taxableImprovement":1105000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1448800,"taxable":1448800,"land":343800,"improvement":1105000,"taxableLand":343800,"taxableImprovement":1105000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2331400,"taxable":2331400,"land":466280,"improvement":1865120,"taxableLand":466280,"taxableImprovement":1865120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2401300,"taxable":2401300,"land":480260,"improvement":1921040,"taxableLand":480260,"taxableImprovement":1921040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2443300,"taxable":2443300,"land":488660,"improvement":1954640,"taxableLand":488660,"taxableImprovement":1954640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2443300,"taxable":2443300,"land":488660,"improvement":1954640,"taxableLand":488660,"taxableImprovement":1954640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2443300,"taxable":2443300,"land":488660,"improvement":1954640,"taxableLand":488660,"taxableImprovement":1954640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2555400,"taxable":2555400,"land":511080,"improvement":2044320,"taxableLand":511080,"taxableImprovement":2044320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2555400,"taxable":2555400,"land":511080,"improvement":2044320,"taxableLand":511080,"taxableImprovement":2044320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2359000,"taxable":2359000,"land":471800,"improvement":1887200,"taxableLand":471800,"taxableImprovement":1887200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2359000,"taxable":2359000,"land":471800,"improvement":1887200,"taxableLand":471800,"taxableImprovement":1887200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2519400,"taxable":2519400,"land":503800,"improvement":2015600,"taxableLand":503800,"taxableImprovement":2015600,"exemptLand":0,"exemptImprovement":0}],"taxNow":33021,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"193746","date":"2008-12-19","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-02-17","scope":null},{"number":"199837","date":"2009-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-05","scope":"REMOVE AND REPLACE THE EXISTING FIXTURES IN THE NEW CEILING - ADD TWO SWITCHES (20 FIXTURES) RE-INSTALL EMERGENCY AND EXIT LIGHTING, AS PER 2005 NEC (EAST DIST)"},{"number":"EP-2020-006865","date":"2020-10-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-10-26","scope":"Install Receptacles and Cat 5 E Data Cables .All work to be done according to APPROVED DRAWINGS-2017 NEC."}],"storyTag":"Improved","storyDelta":0.05,"timeline":[{"y":2008,"k":"permit","w":"Fast form building"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"198682","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SHELLY FORMAN ENTERP INC","legalName":"SHELLY FORMAN ENTERP INC","address":"10101 ACADEMY RD","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"554832","type":"Dumpster License - Private Property","status":"Active","businessName":"10101 ACADEMY RD L.P.","legalName":"10101 ACADEMY RD L.P.","address":"10101 ACADEMY RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-02-15","latestIssueDate":"2013-07-23","expirationDate":null,"inactiveDate":null},{"number":"565852","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"ACADEMY PHARMACY LLC","legalName":"ACADEMY PHARMACY LLC","address":"10101 ACADEMY RD","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2012-05-31","latestIssueDate":"2026-04-16","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"565852","type":"Food Establishment, Retail Permanent Location","businessName":"ACADEMY PHARMACY LLC","legalName":"ACADEMY PHARMACY LLC","issuedDate":"2012-05-31","latestIssueDate":"2026-04-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"554832","type":"Dumpster License - Private Property","businessName":"10101 ACADEMY RD L.P.","legalName":"10101 ACADEMY RD L.P.","issuedDate":"2012-02-15","latestIssueDate":"2013-07-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"198682","type":"Food Establishment, Retail Permanent Location","businessName":"SHELLY FORMAN ENTERP INC","legalName":"SHELLY FORMAN ENTERP INC","issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["7 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-004097: Completed · Granted with conditions; related permit ZP-2025-004097.","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":"violations","level":"attention","title":"7 open L&I violations","finding":"10 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 27, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 26, 2025.","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":"Food Establishment, Retail Permanent Location #198682: Inactive since Dec 22, 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":"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/"}],"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/"}]}