{"asOf":"2026-07-26T15:40:52.671Z","block":"8400-8499 EXECUTIVE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8400-8499-executive-ave","address":"8400 EXECUTIVE AVE","parcelNumber":"885116603","source":"https://property.phila.gov/?p=885116603","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":"CITY OF PHILADELPHIA","coOwner":null,"marketValue":2545200,"landAssessment":2545200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":2400000,"date":"2002-11-04T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.88398115233162,"lng":-75.22634899027253,"geom":{"type":"Polygon","coordinates":[[[-75.226546162,39.885131248],[-75.226215129,39.8847108],[-75.226169427,39.884732157],[-75.224912843,39.883136105],[-75.22591214,39.882669159],[-75.225975523,39.882653538],[-75.226061082,39.882669682],[-75.226107922,39.882706098],[-75.226996846,39.883829458],[-75.227397941,39.884190745],[-75.227421523,39.88424369],[-75.227421875,39.884357102],[-75.227468056,39.884435002],[-75.227557635,39.884485715],[-75.227667932,39.8844964],[-75.227771019,39.884464352],[-75.227822565,39.884422854],[-75.22693385,39.885445333],[-75.226718005,39.885304407],[-75.226546162,39.885131248]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":null,"lotArea":318160,"zoning":"SPAIR","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"PHILA INTERNAT. AIRPORT, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2179000,"taxable":2179000,"land":859000,"improvement":1320000,"taxableLand":859000,"taxableImprovement":1320000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2179000,"taxable":2179000,"land":859000,"improvement":1320000,"taxableLand":859000,"taxableImprovement":1320000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2244300,"taxable":2244300,"land":1638339,"improvement":605961,"taxableLand":1638339,"taxableImprovement":605961,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1638500,"taxable":0,"land":1638500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1638500,"exemptImprovement":0},{"y":2020,"v":1638500,"taxable":0,"land":1638500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1638500,"exemptImprovement":0},{"y":2021,"v":1638500,"taxable":0,"land":1638500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1638500,"exemptImprovement":0},{"y":2022,"v":1638500,"taxable":0,"land":1638500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1638500,"exemptImprovement":0},{"y":2023,"v":1638500,"taxable":0,"land":1638500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1638500,"exemptImprovement":0},{"y":2024,"v":1638500,"taxable":0,"land":1638500,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1638500,"exemptImprovement":0},{"y":2025,"v":1590800,"taxable":0,"land":1590800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1590800,"exemptImprovement":0},{"y":2026,"v":1590800,"taxable":0,"land":1590800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1590800,"exemptImprovement":0},{"y":2027,"v":2545200,"taxable":0,"land":2545200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":2545200,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"187749","date":"2008-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-04-22","scope":"INSTALLATION OF AN APPROVED FIRE ALARM SYSTEM ACCORDING TO NFPA 72 & CITY FIRE CODE."},{"number":"559472","date":"2014-09-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-20","scope":"200AMP TEMP SERVICE PER 2008 NEC (CONSTRUCTION SITE)"},{"number":"618306","date":"2015-07-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-10","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING DETACHED STRUCTURE. FOR USE AS A VACANT LOT."},{"number":"630115","date":"2015-08-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-20","scope":"CAPPING AND SEALING EXISTING 8\" LATS (2X) AS PER THE PHILADELPHIA PLUMBING CODE SECTION P-606.1"},{"number":"623930","date":"2015-09-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-04-15","scope":"FOR THE COMPLETE DEMOLITION OF ONE DETACHED ONE STORY STRUCTURE FOR USE AS MANUFACTURING. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302. SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTIN 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED AND TO BE ON SITE AT ALL TIMES. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"924377","date":"2018-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF A 200A, 1- PHASE 120/240V TEMPORARY SERVICE FOR ON SITE CONSTRUCTION TRAILER... PER 2017 NEC (TRAILER)"},{"number":"ZP-2025-012432","date":"2026-01-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For site work to create a private access driveway. Size and location per plan. No structures are included or approved in this permit"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2002,"k":"sale","p":2400000},{"y":2008,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Demolition"},{"y":2016,"k":"demo"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"}],"rented":false,"licenses":[{"number":"198582","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"HYGRADE FOOD PRODUCTS CORP","legalName":"HYGRADE FOOD PRODUCTS CORP","address":"8400 EXECUTIVE AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2001-05-17","latestIssueDate":"2001-05-17","expirationDate":"2002-04-30","inactiveDate":null},{"number":"314995","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"MRS RESSLERS FOOD","legalName":"MRS RESSLERS FOOD","address":"8400 EXECUTIVE AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2005-04-23","latestIssueDate":"2007-05-02","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"314995","type":"Food Manufacturer / Wholesaler","businessName":"MRS RESSLERS FOOD","legalName":"MRS RESSLERS FOOD","issuedDate":"2005-04-23","latestIssueDate":"2007-05-02","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"198582","type":"Food Manufacturer / Wholesaler","businessName":"HYGRADE FOOD PRODUCTS CORP","legalName":"HYGRADE FOOD PRODUCTS CORP","issuedDate":"2001-05-17","latestIssueDate":"2001-05-17","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #618306: 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Food Manufacturer / Wholesaler #198582: Inactive; Food Manufacturer / Wholesaler #314995: Inactive since Dec 22, 2012","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/"}]}