{"asOf":"2026-07-26T06:40:59.127Z","block":"1700-1799 S 25TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-25th-st","address":"1701 S 25TH ST","parcelNumber":"885418680","source":"https://property.phila.gov/?p=885418680","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"H&M DEVELOPMENT LLC","coOwner":null,"marketValue":453400,"landAssessment":453400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":787500,"date":"2021-01-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"1713957","date":"2008-12-03","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713958","date":"2008-12-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1713960","date":"2010-03-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713959","date":"2010-03-08","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"186975","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-12-04","completedDate":"2010-06-17","violations":[{"number":"1713957","date":"2008-12-03","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713958","date":"2008-12-03","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1713960","date":"2010-03-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1713959","date":"2010-03-08","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2010,"n":2,"worst":null}],"investigations":[{"caseNumber":"186975","date":"2008-12-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"186975","date":"2009-03-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"186975","date":"2009-03-03","type":"BC INSP","status":"CLOSED"},{"caseNumber":"186975","date":"2010-03-08","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"186975","date":"2010-03-08","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"186975","date":"2010-03-11","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"186975","date":"2010-06-10","type":"PRECOURT","status":"FAILED"},{"caseNumber":"186975","date":"2010-08-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"239817","date":"2010-08-12","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93136295002002,"lng":-75.18647312769328,"geom":{"type":"Polygon","coordinates":[[[-75.186267964,39.931463561],[-75.186322023,39.931207193],[-75.186680687,39.931250351],[-75.186622359,39.931519988],[-75.186267964,39.931463561]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":10077,"zoning":"ICMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"27 STRATTON DR, WAYNE NJ, 07470","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"TOOK CARE OF ALL DEPARTMEMT OF REVENUE ISSUES. HAVE ALL 2010 LICENSES REACTIVATED TAX ACCOUNT AND BUSINESS PRIVILEGE TAX AND FILED AND APPEALED FOR ZONING.","status":"OPEN","outcome":"MOOT","date":"2010-03-25","number":"11280","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR LEGALIZATION OF USE AS PARKING FOR A TOWING COMPANY WITH A TOTAL OF THIRTY-FIVE(35) OPEN-AIR OFF-STREET PARKING SPACES FOR TOW TRUCKS AND STORAGE OF OPERABLE AND INOPERABLE (TOWED) VEHICLES ON THE SAME LOT WITH AN OFFICE FOR THE ","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-28","number":"11293","relatedPermit":"266808"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of a Planned Unit Development consisting of twelve townhouse units each including an interior parking garage and a roof deck with a roof access structure. Garage access by way of a central drive isle. \n\nFor the use a","status":"Completed","outcome":"Denied","date":"2022-02-02","number":"ZP-2021-003959","relatedPermit":"ZP-2021-003959"},{"type":"ZBA Reconsideration","grounds":"PERMIT For the erection of a Planned Unit Development consisting of twelve townhouse units each including an interior parking garage and a roof deck with a roof access structure. Garage access by way of a central drive isle. \n\nFor the use a","status":"In Process","outcome":"Complete","date":"2022-10-20","number":"HA-2022-001870","relatedPermit":"ZP-2021-003959"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":105200,"taxable":105200,"land":105200,"improvement":0,"taxableLand":105200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":105200,"taxable":105200,"land":105200,"improvement":0,"taxableLand":105200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":83000,"taxable":83000,"land":83000,"improvement":0,"taxableLand":83000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":103700,"taxable":103700,"land":103700,"improvement":0,"taxableLand":103700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":103700,"taxable":103700,"land":103700,"improvement":0,"taxableLand":103700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":103700,"taxable":103700,"land":103700,"improvement":0,"taxableLand":103700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":103700,"taxable":103700,"land":103700,"improvement":0,"taxableLand":103700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":201500,"taxable":201500,"land":201500,"improvement":0,"taxableLand":201500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":201500,"taxable":201500,"land":201500,"improvement":0,"taxableLand":201500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":225000,"taxable":225000,"land":225000,"improvement":0,"taxableLand":225000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":225000,"taxable":225000,"land":225000,"improvement":0,"taxableLand":225000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":453400,"taxable":453400,"land":453400,"improvement":0,"taxableLand":453400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3150,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"173091","date":"2008-08-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-07-03","scope":"REPLACE SEWER LINE FROM LATERAL TO CURB TRAP TO CATCH BASIN."},{"number":"266808","date":"2010-04-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-04-29","scope":"OFFICE FOR A TOWING COMPANY WITH ACCESSORY PARKING OF TOW TRUCKS AND ACCESSORY PARKING OF OPERABLE / INOPERABLE TOWED VEHICLES - NO SIGNS"},{"number":"ZP-2021-003959","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2022-02-09","scope":null}],"storyTag":"New construction","storyDelta":1.63,"timeline":[{"y":2008,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2009,"k":"insp","w":"Inspection failed"},{"y":2010,"k":"appeal","w":"Appeal moot"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2020,"k":"sale","p":300000},{"y":2021,"k":"sale","p":787500},{"y":2022,"k":"appeal","w":"Appeal denied"},{"y":2022,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"285534","type":"Hazardous Materials","status":"Inactive","businessName":"EAGLE FUEL OIL CO INC","legalName":"EAGLE FUEL OIL CO INC","address":"1701 S 25TH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-23","latestIssueDate":"2001-11-23","expirationDate":"2002-11-23","inactiveDate":null},{"number":"556786","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2012-03-06","latestIssueDate":"2012-03-06","expirationDate":"2012-12-31","inactiveDate":null},{"number":"556788","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2012-03-06","latestIssueDate":"2014-11-25","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"556789","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2012-03-06","latestIssueDate":"2012-03-06","expirationDate":"2012-12-31","inactiveDate":null},{"number":"596650","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2013-06-14","latestIssueDate":"2013-06-14","expirationDate":"2013-12-31","inactiveDate":null},{"number":"596651","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2013-06-14","latestIssueDate":"2014-11-25","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"596654","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2013-06-14","latestIssueDate":"2014-11-25","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"597008","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2013-06-17","latestIssueDate":"2013-06-17","expirationDate":"2013-12-31","inactiveDate":null},{"number":"648171","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2014-11-21","latestIssueDate":"2014-11-21","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"648173","type":"Tow Truck","status":"Inactive","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","address":"1701 S 25TH ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2014-11-21","latestIssueDate":"2014-11-21","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"}],"licenseActivity":[{"number":"556788","type":"Tow Truck","businessName":"DAVID WIENCKOWSKI (SELECT RECOVERY SERVICE)","legalName":"DAVID WIENCKOWSKI","issuedDate":"2012-03-06","latestIssueDate":"2014-11-25","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285534","type":"Hazardous Materials","businessName":"EAGLE FUEL OIL CO INC","legalName":"EAGLE FUEL OIL CO INC","issuedDate":"2001-11-23","latestIssueDate":"2001-11-23","closureDate":"2002-11-23","expirationDate":"2002-11-23","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 102% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $225,000 to $453,400","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #11293: CLOSED · Granted with conditions; related permit 266808. Use permit #266808: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2021-003959 (Refused).","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":"4 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 12, 2010.","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":"Hazardous Materials #285534: Inactive; Tow Truck #556786: Inactive; Tow Truck #556788: Inactive since Feb 29, 2016; Tow Truck #556789: 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","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/"}]}