{"asOf":"2026-07-28T17:48:33.729Z","block":"2700-2799 BLACK LAKE PL","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-black-lake-pl","address":"2703 BLACK LAKE PL","parcelNumber":"885090100","source":"https://property.phila.gov/?p=885090100","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SJ","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILA AUTH IND DEV","coOwner":null,"marketValue":569200,"landAssessment":569200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2020-11-19T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.11243051231335,"lng":-74.98359879889956,"geom":null,"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":304864,"zoning":"I1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"CENTRE SQ WEST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":130700,"taxable":0,"land":130700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":130700,"exemptImprovement":0},{"y":2017,"v":130700,"taxable":0,"land":130700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":130700,"exemptImprovement":0},{"y":2018,"v":260400,"taxable":0,"land":260400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":260400,"exemptImprovement":0},{"y":2019,"v":268200,"taxable":0,"land":268200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":268200,"exemptImprovement":0},{"y":2020,"v":268200,"taxable":0,"land":268200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":268200,"exemptImprovement":0},{"y":2021,"v":268200,"taxable":0,"land":268200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":268200,"exemptImprovement":0},{"y":2022,"v":268200,"taxable":0,"land":268200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":268200,"exemptImprovement":0},{"y":2023,"v":569000,"taxable":0,"land":569000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":569000,"exemptImprovement":0},{"y":2024,"v":569000,"taxable":0,"land":569000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":569000,"exemptImprovement":0},{"y":2025,"v":569000,"taxable":0,"land":569000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":569000,"exemptImprovement":0},{"y":2026,"v":569000,"taxable":0,"land":569000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":569000,"exemptImprovement":0},{"y":2027,"v":569200,"taxable":0,"land":569200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":569200,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-002847","date":"2021-01-29","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-17","scope":"FOR OFFSTREET SURFACE PARKING TO INCLUDE LANDSCAPING AND SCREENING AS PER PLANS REVIEWED BY CITY PLANNING COMMISSION, PWD, AND STREETS."},{"number":"SP-2021-000072","date":"2021-04-12","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2021-11-02","scope":"FOR THE ERECTION OF AN OFF STREET SURFACE PARKING LOT ACCESSORY TO SPORTS STADIUM, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SITE WORK ONLY. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2021-008431","date":"2021-05-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-21","scope":"(1) Installation of stormwater management system as previously approved by PWD and PA DEP (2) As part of installation, 18\" RCP connection to existing 24\" RCP sewer main"},{"number":"EP-2021-002537","date":"2021-06-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-20","scope":"Install PECO provides 150 KVA transformer. Provide new 100 amp 480 volt service, provide conduit and wire for new site lighting. ZP-2020-002847."},{"number":"CP-2024-000116","date":"2024-03-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-17","scope":"FOR THE CONSTRUCTION OF AN ELECTRICAL VEHICLE CHARGING STATION IN AN EXISTING PARKING LOT. AS PER APPROVED PLANS. AMENDMENT: INCREASE THE NUMBER OF ELECTRICAL VEHICLE CHARGING STATIONS AND REVISIONS TO THE DEPTH OF CHARGER AND EQUIPMENT PADS/ FOOTINGS."},{"number":"EP-2024-001987","date":"2024-03-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-11","scope":"Electrical Permit for combo CP-2024-000116"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Parking Only"},{"y":2021,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"sale","p":4200000}],"rented":false,"licenses":[{"number":"0958819","type":"Fleet Vehicle Mobile Fueling","status":"Inactive","businessName":"Shell Retail and Convenience Operations (Shell TapUp)","legalName":"Shell Retail and Convenience Operations","address":"2703 BLACK LAKE PL","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2024-08-14","latestIssueDate":"2024-08-14","expirationDate":"2025-08-13","inactiveDate":"2025-10-12"}],"licenseActivity":[{"number":"0958819","type":"Fleet Vehicle Mobile Fueling","businessName":"Shell Retail and Convenience Operations (Shell TapUp)","legalName":"Shell Retail and Convenience Operations","issuedDate":"2024-08-14","latestIssueDate":"2024-08-14","closureDate":"2025-10-12","expirationDate":"2025-08-13","inactiveDate":"2025-10-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Fleet Vehicle Mobile Fueling #0958819: Inactive since Oct 12, 2025","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"}],"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/"}]}