{"asOf":"2026-07-30T13:22:35.549Z","block":"2400-2499 S SWANSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-s-swanson-st","address":"2401 S SWANSON ST","parcelNumber":"883139000","source":"https://property.phila.gov/?p=883139000","ownerType":"absentee","kind":"retail","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"251","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"SOCIAL/FRATERNAL HALL","useLabel":"Retail","owner":"SWEENEY MICHAEL TR","coOwner":"DUNCAN JOHN SR TR","marketValue":1989100,"landAssessment":397800,"improvementAssessment":1591300,"livableArea":11175,"yearBuilt":2010,"lastSale":{"price":1,"date":"2010-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"1754873","date":"2010-01-28","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV 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INSP","status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":5},{"y":2011,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91747389595829,"lng":-75.14619618052893,"geom":{"type":"Polygon","coordinates":[[[-75.146680555,39.917745862],[-75.145622531,39.917607918],[-75.145711809,39.917201928],[-75.146769829,39.917339872],[-75.146680555,39.917745862]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-012752","type":"Special Hazards Certification","inspectionDate":"2022-09-13","result":"Certified","expirationDate":"2023-09-13","buildingId":"1494372"},{"number":"BC-2024-014456","type":"Sprinkler Certification","inspectionDate":"2024-03-05","result":"Certified","expirationDate":"2025-03-05","buildingId":"1494372"},{"number":"BC-2024-008454","type":"Special Hazards Certification","inspectionDate":"2024-03-31","result":"Certified","expirationDate":"2025-03-31","buildingId":"1494372"},{"number":"BC-2025-008147","type":"Special Hazards Certification","inspectionDate":"2025-03-31","result":"Certified","expirationDate":"2026-03-31","buildingId":"1494372"},{"number":"BC-2025-016648","type":"Sprinkler Certification","inspectionDate":"2025-06-11","result":"Certified","expirationDate":"2026-06-11","buildingId":"1494372"},{"number":"BC-2026-009097","type":"Special Hazards Certification","inspectionDate":"2026-03-31","result":"Certified","expirationDate":"2027-03-31","buildingId":"1494372"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":2,"lotArea":45150,"zoning":"ICMX","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2237 HARTRANFT ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY STRUCTURE MAX HEIGHT NOT TO EXCEED 25 FT PARTLY FOR USE AS OFFICES AND TRAINING FACILITY FOR UNION MEMBERS WITH ACCESSORY STORAGE  AND IN PART FOR A CATERING / BANQUET HALL WITH DANCING AND MUSIC (","status":"CLOSED","outcome":"Granted with conditions","date":"2009-04-22","number":"8541","relatedPermit":"199751"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1240300,"taxable":451500,"land":451500,"improvement":788800,"taxableLand":451500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":788800},{"y":2017,"v":1240300,"taxable":451500,"land":451500,"improvement":788800,"taxableLand":451500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":788800},{"y":2018,"v":1571700,"taxable":314340,"land":314340,"improvement":1257360,"taxableLand":314340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1257360},{"y":2019,"v":1509200,"taxable":150920,"land":150920,"improvement":1358280,"taxableLand":150920,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1358280},{"y":2020,"v":1535600,"taxable":153560,"land":153560,"improvement":1382040,"taxableLand":153560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1382040},{"y":2021,"v":1535600,"taxable":1535600,"land":153560,"improvement":1382040,"taxableLand":153560,"taxableImprovement":1382040,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1535600,"taxable":1535600,"land":153560,"improvement":1382040,"taxableLand":153560,"taxableImprovement":1382040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1962800,"taxable":1962800,"land":392560,"improvement":1570240,"taxableLand":392560,"taxableImprovement":1570240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1962800,"taxable":1962800,"land":392560,"improvement":1570240,"taxableLand":392560,"taxableImprovement":1570240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1921100,"taxable":1921100,"land":384220,"improvement":1536880,"taxableLand":384220,"taxableImprovement":1536880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1921100,"taxable":1921100,"land":384220,"improvement":1536880,"taxableLand":384220,"taxableImprovement":1536880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1989100,"taxable":1989100,"land":397800,"improvement":1591300,"taxableLand":397800,"taxableImprovement":1591300,"exemptLand":0,"exemptImprovement":0}],"taxNow":26892,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"199751","date":"2009-04-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-04-27","scope":"COMPLETE DEMO AND ERECTION OF A 1 STORY BLDG FOR THE USE OF OFFICES AND TRAINING FACILITY, ACCESSORY STORAGE USE WITH DANCING HALL AND MUSIC. SIGNS AND CANOPY, 6' FENCE, RELOCATION OF CURB CUT, 56 PARKING SPACES WITH 3 H/C"},{"number":"248507","date":"2009-12-22","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2009-12-22","scope":"ADMINISTRATIVE REVIEW FOR CHANGE IN PLANS TO PERMIT NO 199751."},{"number":"218799","date":"2010-05-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"ERECTION OF A 1 STORY OFFICE AND TRAINING FACILITY. TO INCLUDE PARKING FOR 68 CARS, 4 ADA SPACES AND SITE FENCING AS PER PLAN."},{"number":"282555","date":"2010-06-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-01","scope":"12 WATER CLOSETS, 3 URINALS, 10 LAVS, 4 SINKS, 1 EWC, 1 MOP RECEPTOR, 5 FLOOR DRAINS, 8 ROOF DRAINS"},{"number":"286314","date":"2010-07-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-01","scope":"INSTALL NEW HVAC SYSTEMS"},{"number":"286788","date":"2010-07-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"NEW 1200 AMP 480/277 VOLT SERVICE, LIGHTING, SWITCHES AND RECEPTACLES PER PLANS AS PER 2008 NEC"},{"number":"299831","date":"2010-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-01","scope":"INSTALL 15\" STORM LINE 6\" SANITARY LINE AND 2\" DOMESTIC WATER ON SITE 2 AREA DRAINS IN PARKING LOT (PA#20102500554)"},{"number":"294178","date":"2010-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL FIRE ALARM SYSTEM AS PER PLANS."},{"number":"302807","date":"2010-09-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-12-01","scope":"REMOVAL OF (1) 6000 GALLON UNDERGROUND STORAGE TANK"},{"number":"297689","date":"2010-09-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"INSTALL A NEW WET SPRINKLER SYSTEM THROUGHOUT TRAINING CENTER PER PLAN."},{"number":"300937","date":"2010-10-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"INSTALL A NEW FIRE SUPPRESSION SYSTEM IN KITCHEN HOOD."},{"number":"316209","date":"2011-01-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-01-24","scope":"ERECT TWO (2) INT-ILLUM, F/W SIGNS ACC TO A TRAINING CENTER FOR IATSE 8. **THIS IS A PERMIT TO DOCUMENT SIGNS WHICH WERE PREVIOUSLY APPROVED, NO FEE EVER PAID ON PREVIOUS PERMIT**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2010,"k":"insp","w":"L&I: 2 failed, 5 passed"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Demolition"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"demo"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"523073","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"IATSE LOCAL 8","legalName":"IATSE LOCAL 8","address":"2401 S SWANSON ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2011-01-10","latestIssueDate":"2012-10-16","expirationDate":"2013-04-30","inactiveDate":"2014-08-22"},{"number":"642415","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"ANTHONY'S CATERING SOUTH INC","legalName":"ANTHONY'S CATERING SOUTH INC","address":"2401 S SWANSON ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-09-23","latestIssueDate":"2026-03-25","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"642415","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ANTHONY'S CATERING SOUTH INC","legalName":"ANTHONY'S CATERING SOUTH INC","issuedDate":"2014-09-23","latestIssueDate":"2026-03-25","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"523073","type":"Food Preparing and Serving (30+ SEATS)","businessName":"IATSE LOCAL 8","legalName":"IATSE LOCAL 8","issuedDate":"2011-01-10","latestIssueDate":"2012-10-16","closureDate":"2014-08-22","expirationDate":"2013-04-30","inactiveDate":"2014-08-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,535,600 to $1,962,800","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":"Appeal #8541: CLOSED · Granted with conditions; related permit 199751. Use permit #199751: 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":"Special Hazards Certification: Certified through Mar 31, 2027; Sprinkler Certification: Certified through Jun 11, 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":"4 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 1, 2012.","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 Preparing and Serving (30+ SEATS) #523073: Inactive since Aug 22, 2014","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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/"}]}