{"asOf":"2026-07-23T17:28:17.060Z","block":"5300-5399 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5300-5399-lancaster-ave","address":"5351 LANCASTER AVE","parcelNumber":"884350905","source":"https://property.phila.gov/?p=884350905","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"256","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Industrial building","owner":"GERMANTOWN ACQUISITIONS,  LLC","coOwner":null,"marketValue":1653800,"landAssessment":330800,"improvementAssessment":1323000,"livableArea":33075,"yearBuilt":1924,"lastSale":{"price":51500,"date":"2016-10-12T04:00:00Z"},"openViolations":3,"violations":[{"number":"2122748","date":"2011-06-24","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-033396","date":"2025-05-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033397","date":"2025-05-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033398","date":"2025-05-17","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033410","date":"2025-05-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-05-17","resolution":"SVN ISSUED"}],"violationCases":[{"number":"283928","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-06-24","completedDate":"2011-08-22","violations":[{"number":"2122748","date":"2011-06-24","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-044479","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-05-17","completedDate":null,"violations":[{"number":"VI-2025-033396","date":"2025-05-17","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033397","date":"2025-05-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-033398","date":"2025-05-17","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-044488","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-05-17","completedDate":null,"violations":[{"number":"VI-2025-033410","date":"2025-05-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"SVN ISSUED","resolutionDate":"2025-05-17","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"283928","date":"2011-06-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"283928","date":"2011-08-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-044479","date":"2025-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-044488","date":"2025-05-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9789717096772,"lng":-75.22987031418442,"geom":{"type":"Polygon","coordinates":[[[-75.230489492,39.97905885],[-75.230292902,39.979316028],[-75.229263845,39.978939685],[-75.229520833,39.978607556],[-75.230489492,39.97905885]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":null,"lotArea":39710,"zoning":"ICMX","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2440 E VENANGO ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":379500,"taxable":379500,"land":84900,"improvement":294600,"taxableLand":84900,"taxableImprovement":294600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":379500,"taxable":379500,"land":84900,"improvement":294600,"taxableLand":84900,"taxableImprovement":294600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":476900,"taxable":476900,"land":119225,"improvement":357675,"taxableLand":119225,"taxableImprovement":357675,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":727600,"taxable":727600,"land":119113,"improvement":608487,"taxableLand":119113,"taxableImprovement":608487,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":732300,"taxable":732300,"land":119882,"improvement":612418,"taxableLand":119882,"taxableImprovement":612418,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":732300,"taxable":732300,"land":119882,"improvement":612418,"taxableLand":119882,"taxableImprovement":612418,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":732300,"taxable":732300,"land":119882,"improvement":612418,"taxableLand":119882,"taxableImprovement":612418,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1058400,"taxable":1058400,"land":211680,"improvement":846720,"taxableLand":211680,"taxableImprovement":846720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1058400,"taxable":1058400,"land":211680,"improvement":846720,"taxableLand":211680,"taxableImprovement":846720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1058400,"taxable":1058400,"land":211680,"improvement":846720,"taxableLand":211680,"taxableImprovement":846720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1058400,"taxable":1058400,"land":211680,"improvement":846720,"taxableLand":211680,"taxableImprovement":846720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1653800,"taxable":1653800,"land":330800,"improvement":1323000,"taxableLand":330800,"taxableImprovement":1323000,"exemptLand":0,"exemptImprovement":0}],"taxNow":14815,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"EP-2023-009364","date":"2023-10-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-04-09","scope":"100 amp temp service outdoor rated 100amp meter socket 100amp outdoor rated panel box with 2 outdoor rated GFCI circuits AS PER NEC 2017"},{"number":"GP-2024-005478","date":"2024-08-28","work":"Fence","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-11-08","scope":"FOR THE ERECTION OF 8 FEET HIGH STEEL/CMU FENCE WALL ALONG SIDE LOT LINE. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2024-005551","date":"2024-08-29","work":"Fences Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF 8 FEET HIGH CMU FENCE WALL ALONG SIDE LOT LINE, SIZE AND LOCATION AS SHOWN ON THE PLANS."}],"storyTag":"Improved","storyDelta":-0.46,"timeline":[{"y":2004,"k":"sale","p":850000},{"y":2004,"k":"sale","p":455000},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Fence"},{"y":2024,"k":"permit","w":"Fences Only"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"280876","type":"Dumpster License - Private Property","status":"Inactive","businessName":"FURNITURE EXPRESS","legalName":"FURNITURE EXPRESS","address":"5351 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-03-15","latestIssueDate":"2002-03-15","expirationDate":"2010-07-31","inactiveDate":null}],"licenseActivity":[{"number":"280876","type":"Dumpster License - Private Property","businessName":"FURNITURE EXPRESS","legalName":"FURNITURE EXPRESS","issuedDate":"2002-03-15","latestIssueDate":"2002-03-15","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["3 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."},{"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":["3 permit events 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 56% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,058,400 to $1,653,800","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":"1 permit not marked completed: EP-2023-009364 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"5 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 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":"Dumpster License - Private Property #280876: Inactive","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/"}]}