{"asOf":"2026-07-25T14:54:27.074Z","block":"3600-3699 S LAWRENCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-s-lawrence-st","address":"3655 S LAWRENCE ST","parcelNumber":"884153000","source":"https://property.phila.gov/?p=884153000","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"270","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"TRUCK TERMINAL","useLabel":"Industrial","owner":"PROCACCI BROS SALES CORPO","coOwner":null,"marketValue":7221000,"landAssessment":2631800,"improvementAssessment":4589200,"livableArea":75480,"yearBuilt":1970,"lastSale":{"price":1,"date":"1996-03-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"1402665","date":"2009-07-14","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3835861","date":"2016-02-02","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-072120","date":"2025-09-15","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072121","date":"2025-09-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-01-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT 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CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072128","date":"2025-09-15","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-008608","date":"2026-02-13","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-01","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"207846","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-07-23","completedDate":"2010-03-02","violations":[{"number":"1402665","date":"2009-07-14","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"518799","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-02-04","completedDate":"2016-03-23","violations":[{"number":"3835861","date":"2016-02-02","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-100890","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION - COURT","createdDate":"2025-09-15","completedDate":null,"violations":[{"number":"VI-2025-072120","date":"2025-09-15","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072121","date":"2025-09-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-01-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-072122","date":"2025-09-15","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072123","date":"2025-09-15","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-01-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072124","date":"2025-09-15","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072125","date":"2025-09-15","code":"F-509.1","title":"FIRE PROTECTION ROOM IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2026-01-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072126","date":"2025-09-15","code":"F-509.2","title":"EQUIPMENT ACCESS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072127","date":"2025-09-15","code":"F-701.2","title":"FIRE RESISTANCE RATED CONSTRUCTION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-072128","date":"2025-09-15","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-013210","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-02-13","completedDate":null,"violations":[{"number":"VI-2026-008608","date":"2026-02-13","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-01","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2025,"n":9,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"207846","date":"2009-07-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"207846","date":"2010-03-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"518799","date":"2016-02-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"518799","date":"2016-03-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-100890","date":"2025-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100890","date":"2025-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100890","date":"2025-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100890","date":"2026-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013210","date":"2026-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-100890","date":"2026-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013210","date":"2026-04-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90134827185083,"lng":-75.15822121369385,"geom":{"type":"Polygon","coordinates":[[[-75.15756958,39.901804342],[-75.157730565,39.901178364],[-75.157716332,39.901176463],[-75.157766027,39.900964609],[-75.157735492,39.900960368],[-75.157765734,39.900806514],[-75.157810052,39.900671723],[-75.1579006,39.900502449],[-75.158953499,39.900406788],[-75.158531605,39.902311859],[-75.157486819,39.902167028],[-75.15756958,39.901804342]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-016818","type":"Sprinkler Certification","inspectionDate":"2023-07-07","result":"Certified","expirationDate":"2024-07-07","buildingId":"1423931"},{"number":"BC-2025-023906","type":"Sprinkler Certification","inspectionDate":"2025-07-10","result":"Deficient","expirationDate":null,"buildingId":"1423931"},{"number":"BC-2025-033197","type":"Fire Alarm Certification","inspectionDate":"2025-12-17","result":"Certified","expirationDate":"2026-12-17","buildingId":"1423931"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":196409,"zoning":"I2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3655 S LAWRENCE ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPELLANT IS AGGRIEVED WITH THE DEPARTMENT OF LICENSES AND INSPECTIONS FOR ISSUANCE OF PERMIT FOR BILLBOARD SIGN AS OF RIGHT.","status":"OPEN","outcome":"Denied","date":"2008-01-02","number":"3916","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2353800,"taxable":2353800,"land":785600,"improvement":1568200,"taxableLand":785600,"taxableImprovement":1568200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2353800,"taxable":2353800,"land":785600,"improvement":1568200,"taxableLand":785600,"taxableImprovement":1568200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4247400,"taxable":4247400,"land":1976229,"improvement":2271171,"taxableLand":1976229,"taxableImprovement":2271171,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4247500,"taxable":4247500,"land":1981368,"improvement":2266132,"taxableLand":1981368,"taxableImprovement":2266132,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4266100,"taxable":4266100,"land":1985307,"improvement":2280793,"taxableLand":1985307,"taxableImprovement":2280793,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4266100,"taxable":4266100,"land":1985307,"improvement":2280793,"taxableLand":1985307,"taxableImprovement":2280793,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4266100,"taxable":4266100,"land":1985307,"improvement":2280793,"taxableLand":1985307,"taxableImprovement":2280793,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":5851900,"taxable":5851900,"land":2268380,"improvement":3583520,"taxableLand":2268380,"taxableImprovement":3583520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":5851900,"taxable":5851900,"land":2268380,"improvement":3583520,"taxableLand":2268380,"taxableImprovement":3583520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":8976010,"taxable":8976010,"land":2937610,"improvement":6038400,"taxableLand":2937610,"taxableImprovement":6038400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":8976000,"taxable":8976000,"land":2937600,"improvement":6038400,"taxableLand":2937600,"taxableImprovement":6038400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":7221000,"taxable":7221000,"land":2631800,"improvement":4589200,"taxableLand":2631800,"taxableImprovement":4589200,"exemptLand":0,"exemptImprovement":0}],"taxNow":125646,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"72021","date":"2007-05-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-05-21","scope":"SIGN FACE AND FORMAT CHANGE"},{"number":"71527","date":"2007-06-13","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2007-11-16","scope":"CONVERT EXISTING, DOUBLE-FACED, NON-ACCESSORY SIGN TO HAVE ONE FACE A DIGITAL FORMAT AND ONE FACE REMAINING AS A STANDARD FORMAT, AS PER SUBMITTED DRAWING NUMBER 84-3046, SHEETS 1&2 OF 2."},{"number":"456821","date":"2013-03-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-05","scope":"INSTALL NEW 2\" RPZ ..WATTS- 009QT CP100 PROVIDED"},{"number":"458974","date":"2013-06-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2016-03-01","scope":"INSTALL NEW 8\" BACKFLOW IN EXISTING SPRINKLER SYSTEM."},{"number":"529527","date":"2014-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-17","scope":"INSTALL NEW 2\" RPS BACKFLOW (COMM)"},{"number":"544763","date":"2014-07-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE 10 REFRIGERATION CONDENSERS AND 26 EVAPORATORS WITH NEW LINE SETS, AND SUPPORTS FROM FRAMING."},{"number":"GM-2021-013611","date":"2021-12-03","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-04","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. 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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"viol","w":"9 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"285183","type":"Hazardous Materials","status":"Inactive","businessName":"PROCACCI BROS SALES CORP","legalName":"PROCACCI BROS SALES CORP","address":"3655 S LAWRENCE ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-01","latestIssueDate":"2014-01-02","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"282775","type":"Dumpster License - Private Property","status":"Active","businessName":"PROCACCI BROTHERS SALES CORP","legalName":"PROCACCI BROTHERS SALES CORP","address":"3655 S LAWRENCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-11-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"198577","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"PROCACCI BROS","legalName":"PROCACCI BROS","address":"3655 S LAWRENCE ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2025-03-18","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"198577","type":"Food Manufacturer / Wholesaler","businessName":"PROCACCI BROS","legalName":"PROCACCI BROS","issuedDate":"2004-05-06","latestIssueDate":"2025-03-18","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282775","type":"Dumpster License - Private Property","businessName":"PROCACCI BROTHERS SALES CORP","legalName":"PROCACCI BROTHERS SALES CORP","issuedDate":"2003-11-06","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"285183","type":"Hazardous Materials","businessName":"PROCACCI BROS SALES CORP","legalName":"PROCACCI BROS SALES CORP","issuedDate":"2001-11-01","latestIssueDate":"2014-01-02","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $4,266,100 to $5,851,900","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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Fire Alarm Certification: Certified through Dec 17, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #72021: 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":"3 permits not marked completed: 458974 (EXPIRED), 544763 (EXPIRED), GM-2021-013611 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 1, 2026.","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":"Hazardous Materials #285183: Inactive since Mar 1, 2015; Food Manufacturer / Wholesaler #198577: Inactive since Jun 29, 2026","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 4 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/"}]}