{"asOf":"2026-07-29T23:36:49.964Z","block":"2700-2799 GRANT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-grant-ave","address":"2748 GRANT AVE","parcelNumber":"884223300","source":"https://property.phila.gov/?p=884223300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":null,"buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":null,"useLabel":"Industrial building","owner":"2748 GRANT AVENUE LLC","coOwner":null,"marketValue":6879000,"landAssessment":6879000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":7000000,"date":"2025-07-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1614666","date":"2008-01-02","code":"FC-2703.7/1","title":"HAZMAT-NO SMK HAZ RM/<25¿ 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WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-02-06","underAppeal":false,"noticeUrl":null}]},{"number":"552423","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-08-26","completedDate":"2016-09-12","noticeUrl":null,"violations":[{"number":"4063688","date":"2016-08-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-12","underAppeal":false,"noticeUrl":null},{"number":"4063689","date":"2016-08-26","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-12","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-052310","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE 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INSP","status":"CLOSED"},{"caseNumber":"140786","date":"2010-03-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"140786","date":"2010-03-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-052310","date":"2026-05-13","type":null,"status":null}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07312960896405,"lng":-75.01865316705984,"geom":{"type":"Polygon","coordinates":[[[-75.020380198,40.072321839],[-75.018126694,40.074591678],[-75.017665394,40.074328931],[-75.017644156,40.074350936],[-75.017214672,40.074106309],[-75.017193433,40.074128315],[-75.016905542,40.073965358],[-75.019203298,40.071651426],[-75.020380198,40.072321839]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":null,"lotArea":429937,"zoning":"I2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"427 BLOOMFIELD AVE, MONTCLAIR NJ, 07042","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1352800,"taxable":1352800,"land":1246800,"improvement":106000,"taxableLand":1246800,"taxableImprovement":106000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1352800,"taxable":1352800,"land":1246800,"improvement":106000,"taxableLand":1246800,"taxableImprovement":106000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1393300,"taxable":1393300,"land":1281836,"improvement":111464,"taxableLand":1281836,"taxableImprovement":111464,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1393300,"taxable":1393300,"land":1281213,"improvement":112087,"taxableLand":1281213,"taxableImprovement":112087,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1402300,"taxable":1402300,"land":1289489,"improvement":112811,"taxableLand":1289489,"taxableImprovement":112811,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1402300,"taxable":1402300,"land":1289489,"improvement":112811,"taxableLand":1289489,"taxableImprovement":112811,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1402300,"taxable":1402300,"land":1289489,"improvement":112811,"taxableLand":1289489,"taxableImprovement":112811,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1491600,"taxable":1491600,"land":447480,"improvement":1044120,"taxableLand":447480,"taxableImprovement":1044120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1491600,"taxable":1491600,"land":447480,"improvement":1044120,"taxableLand":447480,"taxableImprovement":1044120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1855000,"taxable":1855000,"land":1669500,"improvement":185500,"taxableLand":1669500,"taxableImprovement":185500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1855000,"taxable":1855000,"land":1669500,"improvement":185500,"taxableLand":1669500,"taxableImprovement":185500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":6879000,"taxable":6879000,"land":6879000,"improvement":0,"taxableLand":6879000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":25966,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"318612","date":"2011-02-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF (1) 10,000 GALLON DOUBLE WALL VERTICAL ABOVEGROUND STORAGE TANK WITH A CONCRETE CONTAINMENT. FOR MATERIALS TRUCKS AND EQUIPMENT ONLY. CONCRETE STRUCTURE WILL HAVE PROTECTIVE BOLLARDS FILLED CONCRETE EVERY 4 FT."},{"number":"ZP-2022-006078","date":"2022-08-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE(1) DETACHED STRUCTURE; FOR THE CREATION OF NINETY-SIX(96) ACCESSORY PARKING SPACES INCLUDING WITH FOUR(4) ACCESSIBLE SPACES INCLUDING WITH TWO(2) VAN ACCESSIBLE SPACES ; THIRTY-THREE(33) LOADING SPACES AND WITH ELEVEN(11) BICYCLE SPACES . SIZE AND LOCATION AS SHOWN IN THE APPLICATION. *AMENDED PERMIT LANGUAGE*: 1. The gross floor area is reduced from 103,579 sq. ft. to 103,434 sq. ft. 2. North elevation was revised to remove upper entrance canopy. 3.warehouse side yard is changed from 59 feet to 60 feet 4. Proposed warehouse side yard setback has been revised from 191.01 feet to 190.01 feet from western lot boundary. 5. Proposed warehouse front yard setback has been revised from 355.11 feet to 355.04 feet from Grant Avenue 6. Maximum occupied area has been reduced from 73.73% to 73.03%. *AMENDED PERMIT LANGUAGE* 1. The warehouse building is increase by 118 sq. ft. to a proposed gross floor area of 103,552 sq. ft. 2.The office space is reduced from 5,000 sq. ft. to 3,500 sq. ft. 3.The number of automobile parking spaces has been reduced by 1 space to 95 spaces. 4. The proposed to install 61 automobile parking spaces initially, noted as Phase 1. An additional 34 automobile parking spaces will be installed during Phase 2 . The location of Phase 2 parking spaces is noted at the southwest corner of the building. 5.The number of truck loading docks is reduced by 1 to 32 6. Portions of the sidewalk abutting the southern building façade are proposed to be landscaped. 7. The automobile access drive has been relocated further south to allow for improved site access. 8. The primary parking stalls and circulation north of the building have been reconfigured to improve site circulation. 9. Landscaping adjacent to the reconfigured automobile parking has been revised to include one additional interior parking tree. 10. The location of the bicycle parking has been relocated from northwest corner"},{"number":"PP-2025-010803","date":"2025-08-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-30","scope":"SEAL LATERAL FOR DEMO"},{"number":"DP-2025-000903","date":"2025-09-18","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-10-22","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE. EXISTING STRUCTURE TO BE DEMOLISHED BY MECHANICAL EQUIPMENT PER APPROVED PLANS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"SP-2025-001173","date":"2025-09-26","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Amendment Review","completedDate":null,"scope":"EARTH DISTURBANCE FOR PLACING AND COMPACTING SOILS AS PER APPROVED PLAN."},{"number":"SP-2025-001177","date":"2025-09-29","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Excavation for storm basin and underground utilities."},{"number":"CP-2025-004712","date":"2025-10-20","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED ONE-STORY STRUCTURE FOR USE AS WAREHOUSE WITH WHOLESALE SALES AND DISTRIBUTION AND ACCESSORY BUSINESS AND PROFESSIONAL OFFICES. BUILDING TO BE SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *NO SIGNS THIS PERMIT* *NO EXCAVATION GREATER THAN 5FT AS PER ENGINEERS LETTER* *2018 IBC* AMENDMENT 6/30/2026"},{"number":"GP-2025-009644","date":"2025-10-23","work":"Retaining Wall","type":"General","description":"General Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"ERECTION OF SITE RETAINING WALL AS PER APPROVED PLANS. *2018 IBC REVIEW*"},{"number":"FP-2025-002197","date":"2025-11-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"Fire Suppression System Permit for combo SP-2025-001343 FOR THE INSTALLATION OF A TEN (10) INCH EXTERIOR UNDERGROUND FIRE SERVICE LINE, A TEN (10) INCH BACKFLOW PREVENTER, AND A TEN (10) INCH FIRE LOOP WITH SIX (6) YARD HYDRANTS. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"SP-2025-001343","date":"2025-11-03","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Amendment Review","completedDate":null,"scope":"FOR EARTH DISTURBANCE AND SITE WORK IN ASSOCIATION WITH THE INSTALLATION OF EXTERIOR UNDERGROUND FIRE SERVICE LINE AND FIRE LOOP WITH SIX (6) YARD HYDRANTS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"MP-2025-005099","date":"2025-11-06","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2025-002192","date":"2025-11-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF 10-INCH FIRE SERVICE LINE, 8-INCH BACKFLOW PREVENTER, FIRE PUMP, AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13. *AMEND 2/10/26; REVISE PIPING AND SPRINKLER HEADS PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"SP-2025-001163","date":"2025-11-20","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Amendment Review","completedDate":null,"scope":"FOR SITEWORK WITH ONSITE UTILITY SERVICES PER APPROVED PLANS."},{"number":"PP-2025-015349","date":"2025-11-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit for combo SP-2025-001163"},{"number":"PP-2025-012670","date":"2025-11-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Interior plumbing inclusive of bathroom, remote bathroom, interior plumbing fixture schedule and interior plumbing equipment schedule. Other Items Qty 16 Total: Floor Cleanouts QTY 6 Wall Cleanout QTY 1 Vents QTY 3 Grade Cleanout QTY 1 **********Removed office space Shift Remote Restroom Service Sink QTY 1Instantaneous Water Heater QTY 1 Mothers Sink QTY 1 Electric Water Cooler QTY 2 ***********************"},{"number":"EP-2025-010444","date":"2025-12-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Amendment Review","completedDate":null,"scope":"Install utility supplied pad mount transformer and service conductors, supply and install 2000 amp switchboard, Supply and install feeders to new panelboards, transformers and HVAC equipment. Supply and install branch circuit wiring for new interior and exterior lighting and receptacle outlets , fire pump .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. AMENDMENT: Install fire alarm PER APPROVED DRAWINGS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"demo"},{"y":2025,"k":"permit","w":"Retaining Wall"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"444354","type":"Hazardous Materials","status":"Inactive","businessName":"MORRISSEY JAMES D","legalName":"MORRISSEY JAMES D","address":"2748 GRANT AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2009-12-09","latestIssueDate":"2017-01-19","expirationDate":"2017-12-31","inactiveDate":"2018-03-01"}],"licenseActivity":[{"number":"444354","type":"Hazardous Materials","businessName":"MORRISSEY JAMES D","legalName":"MORRISSEY JAMES D","issuedDate":"2009-12-09","latestIssueDate":"2017-01-19","closureDate":"2018-03-01","expirationDate":"2017-12-31","inactiveDate":"2018-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["10 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 271% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,855,000 to $6,879,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"13 permits not marked completed: 318612 (EXPIRED), SP-2025-001173 (Amendment Review), SP-2025-001177 (Issued), CP-2025-004712 (Amendment Review), GP-2025-009644 (Amendment Applicant Revisions).","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":"2 failed, 1 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on May 13, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","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":"Hazardous Materials #444354: Inactive since Mar 1, 2018","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 7 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/"}]}