{"asOf":"2026-07-25T07:55:13.207Z","block":"2600-2699 GRAYS FERRY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-grays-ferry-ave","address":"2617-25 GRAYS FERRY AVE","parcelNumber":"884346195","source":"https://property.phila.gov/?p=884346195","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"FORTUNE PROPERTY LLC","coOwner":null,"marketValue":970200,"landAssessment":194000,"improvementAssessment":776200,"livableArea":13860,"yearBuilt":1930,"lastSale":{"price":750000,"date":"2015-04-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"860717","date":"2008-03-03","code":"CP-901","title":"SIGNS - PUBLIC PROPERTY","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"3260945","date":"2014-07-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-016261","date":"2025-03-26","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-04-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-016262","date":"2025-03-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-04-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-016263","date":"2025-03-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-04-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"149613","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-03-05","completedDate":null,"violations":[{"number":"860717","date":"2008-03-03","code":"CP-901","title":"SIGNS - PUBLIC PROPERTY","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"443503","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-07-21","completedDate":"2014-08-25","violations":[{"number":"3260945","date":"2014-07-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-020629","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-23","completedDate":"2025-04-17","violations":[{"number":"VI-2025-016261","date":"2025-03-26","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-04-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-016262","date":"2025-03-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2025-04-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-016263","date":"2025-03-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-04-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2025,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"73329","date":"2006-07-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"73329","date":"2006-10-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"88871","date":"2006-11-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"88871","date":"2007-01-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"149613","date":"2008-03-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"149613","date":"2008-06-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"443503","date":"2014-07-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"443503","date":"2014-08-25","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-020629","date":"2025-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-020629","date":"2025-04-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2007,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.940551384847566,"lng":-75.18670587308075,"geom":{"type":"Polygon","coordinates":[[[-75.186275275,39.940431294],[-75.187034991,39.940526825],[-75.187041043,39.940540694],[-75.186785199,39.940692869],[-75.186275275,39.940431294]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":7912,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2035 WASHINGTON AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH BALCONIES. FOR USE AS EATING AND DRINKING ESTABLISHMENT AND MULTI-FAMILY HOUSEHOLD LIVING (24 DWELLING UNITS) WITH EIGHT (8) CLASS 1A BICYCLE SPACES. SIZE AND LOCATION AS SHOWN IN PLAN.","status":"Completed","outcome":"Granted with conditions","date":"2025-12-04","number":"ZP-2024-002454","relatedPermit":"ZP-2024-002454"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":573800,"taxable":573800,"land":22900,"improvement":550900,"taxableLand":22900,"taxableImprovement":550900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":573800,"taxable":573800,"land":22900,"improvement":550900,"taxableLand":22900,"taxableImprovement":550900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":770800,"taxable":770800,"land":23124,"improvement":747676,"taxableLand":23124,"taxableImprovement":747676,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":831600,"taxable":831600,"land":23340,"improvement":808260,"taxableLand":23340,"taxableImprovement":808260,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":837000,"taxable":837000,"land":23492,"improvement":813508,"taxableLand":23492,"taxableImprovement":813508,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":837000,"taxable":837000,"land":23492,"improvement":813508,"taxableLand":23492,"taxableImprovement":813508,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":837000,"taxable":837000,"land":23492,"improvement":813508,"taxableLand":23492,"taxableImprovement":813508,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":878900,"taxable":878900,"land":175780,"improvement":703120,"taxableLand":175780,"taxableImprovement":703120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":878900,"taxable":878900,"land":175780,"improvement":703120,"taxableLand":175780,"taxableImprovement":703120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":970200,"taxable":970200,"land":194040,"improvement":776160,"taxableLand":194040,"taxableImprovement":776160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":970200,"taxable":970200,"land":194040,"improvement":776160,"taxableLand":194040,"taxableImprovement":776160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":970200,"taxable":970200,"land":194000,"improvement":776200,"taxableLand":194000,"taxableImprovement":776200,"exemptLand":0,"exemptImprovement":0}],"taxNow":13581,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"617972","date":"2015-06-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-24","scope":"THE APPLICATION IS FOR USE OF ANIMAL SERVICES AT THE SECTION #C"},{"number":"731938","date":"2016-10-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-10-26","scope":"FOR AN ANIMAL SERVICES AT SECTION # B AS PART OF EXISTING STRUCTURE ( NO BOARDING AND OTHER SERVICES). NO SIGN ON THIS APPLICATION."},{"number":"748496","date":"2017-01-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-13","scope":"INSTALL 200 AMP SERVICE METER AND PANEL FOR COMMERICAL SPACES PER 2008 NEC"},{"number":"764674","date":"2017-07-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR SPACE \"B\" FOR AN ANIMAL SERVICES SPACE, AS PER APPROVED PLANS. *NO WORK UNDER THIS PERMIT*"},{"number":"ZP-2024-002454","date":"2025-11-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH BALCONIES. SIZE AND LOCATION AS SHOWN IN PLAN."}],"storyTag":"New construction","storyDelta":0.5,"timeline":[{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"sale","p":750000},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2025,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"375440","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOES HOTDOG HOUSE INC","legalName":"MOES HOTDOG HOUSE INC","address":"2617-25 GRAYS FERRY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-06-27","latestIssueDate":"2014-05-28","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"384203","type":"Dumpster License - Private Property","status":"Active","businessName":"MOES HOTDOG HOUSE INC","legalName":"MOES HOTDOG HOUSE INC","address":"2617-25 GRAYS FERRY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-09-13","latestIssueDate":"2012-12-15","expirationDate":null,"inactiveDate":null},{"number":"680074","type":"Food Preparing and Serving","status":"Inactive","businessName":"APRONS RESTAURANT","legalName":"APRONS RESTAURANT","address":"2617-25 GRAYS FERRY AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-10-08","latestIssueDate":"2017-05-16","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"698426","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"APRONS RESTAURANT","legalName":"APRONS RESTAURANT","address":"2617-25 GRAYS FERRY AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2016-04-05","latestIssueDate":"2016-04-05","expirationDate":"2017-04-04","inactiveDate":"2017-06-03"},{"number":"774655","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"JARQUIS TREMBLE","legalName":"JARQUIS TREMBLE","address":"2617-25 GRAYS FERRY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-04-27","latestIssueDate":"2018-04-27","expirationDate":"2019-04-26","inactiveDate":"2019-06-25"}],"licenseActivity":[{"number":"774655","type":"Food Preparing and Serving (30+ SEATS)","businessName":"JARQUIS TREMBLE","legalName":"JARQUIS TREMBLE","issuedDate":"2018-04-27","latestIssueDate":"2018-04-27","closureDate":"2019-06-25","expirationDate":"2019-04-26","inactiveDate":"2019-06-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"698426","type":"Dumpster License - Public ROW","businessName":"APRONS RESTAURANT","legalName":"APRONS RESTAURANT","issuedDate":"2016-04-05","latestIssueDate":"2016-04-05","closureDate":"2017-06-03","expirationDate":"2017-04-04","inactiveDate":"2017-06-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"680074","type":"Food Preparing and Serving","businessName":"APRONS RESTAURANT","legalName":"APRONS RESTAURANT","issuedDate":"2015-10-08","latestIssueDate":"2017-05-16","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"384203","type":"Dumpster License - Private Property","businessName":"MOES HOTDOG HOUSE INC","legalName":"MOES HOTDOG HOUSE INC","issuedDate":"2006-09-13","latestIssueDate":"2012-12-15","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"375440","type":"Food Preparing and Serving","businessName":"MOES HOTDOG HOUSE INC","legalName":"MOES HOTDOG HOUSE INC","issuedDate":"2006-06-27","latestIssueDate":"2014-05-28","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-002454: Completed · Granted with conditions; related permit ZP-2024-002454. Use permit #617972: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 17, 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 Preparing and Serving #375440: Inactive since Jun 29, 2015; Food Preparing and Serving #680074: Inactive since Jun 29, 2018; Dumpster License - Public ROW #698426: Inactive since Jun 3, 2017; Food Preparing and Serving (30+ SEATS) #774655: Inactive since Jun 25, 2019","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/"}],"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/"}]}