{"asOf":"2026-07-25T09:37:46.800Z","block":"900-999 N 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-2nd-st","address":"946-48 N 2ND ST","parcelNumber":"888501024","source":"https://property.phila.gov/?p=888501024","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"6A1","buildingCodeNew":null,"buildingClass":"COM CONDO 1 STY MAS+OTH","buildingClassNew":null,"useLabel":"Commercial","owner":"946 N 2ND STREET LLC","coOwner":null,"marketValue":94200,"landAssessment":9420,"improvementAssessment":84780,"livableArea":860,"yearBuilt":2016,"lastSale":{"price":43000,"date":"2016-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"4163060","date":"2016-12-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211974634","date":"2019-10-10","code":"FC-13-912.32","title":"FDC CLEAR SPACE","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"565795","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2016-12-06","completedDate":"2017-02-06","violations":[{"number":"4163060","date":"2016-12-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"711591","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-10-15","completedDate":"2020-06-24","violations":[{"number":"211974634","date":"2019-10-10","code":"FC-13-912.32","title":"FDC CLEAR SPACE","status":"COMPLIED","resolutionDate":"2020-06-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"565795","date":"2016-12-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"565795","date":"2017-02-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"711591","date":"2019-10-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"711591","date":"2020-06-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":null,"lng":null,"geom":null,"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":null,"beds":null,"baths":null,"stories":null,"lotArea":3880,"zoning":null,"grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"946-48 N 2ND ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR THE PROPOSED USE OF A PREPARED FOOD SHOP WITH NO COMMERICAL COOKING AND WITH LESS THAN TWENTY (20) SEATS IN AN EXISTING STRUCTURE (THROUGH 1ST FLOOR AND CELLAR) THAT INCLUDES A MULTI-FAMILY HOUSEHOLD LIVING","status":"OPEN","outcome":"Granted","date":"2017-02-15","number":"29650","relatedPermit":"745484"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":77400,"taxable":11610,"land":11610,"improvement":65790,"taxableLand":11610,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":65790},{"y":2019,"v":77400,"taxable":11610,"land":11610,"improvement":65790,"taxableLand":11610,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":65790},{"y":2020,"v":81200,"taxable":12100,"land":12100,"improvement":69100,"taxableLand":12100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":69100},{"y":2021,"v":81200,"taxable":12100,"land":12100,"improvement":69100,"taxableLand":12100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":69100},{"y":2022,"v":81200,"taxable":12100,"land":12100,"improvement":69100,"taxableLand":12100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":69100},{"y":2023,"v":88500,"taxable":13188,"land":13188,"improvement":75312,"taxableLand":13188,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":75312},{"y":2024,"v":88500,"taxable":13188,"land":13188,"improvement":75312,"taxableLand":13188,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":75312},{"y":2025,"v":92900,"taxable":13800,"land":13800,"improvement":79100,"taxableLand":13800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":79100},{"y":2026,"v":92900,"taxable":13800,"land":13800,"improvement":79100,"taxableLand":13800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":79100},{"y":2027,"v":94200,"taxable":94200,"land":9420,"improvement":84780,"taxableLand":9420,"taxableImprovement":84780,"exemptLand":0,"exemptImprovement":0}],"taxNow":193,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"745484","date":"2017-02-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"APPLICATION IS FOR THE PROPOSED USE OF A PREPARED FOOD SHOP WITH NO COMMERCIAL COOKING AND WITH LESS THAN TWENTY (20) SEATS IN AN EXISTING STRUCTURE(THROUGH 1ST FLOOR AND CELLER)THAT INCLUDES A MULTI-FAMILY HOUSEHOLD LIVING. \"A CERTIFICATE OF OCCUPANCY IS REQUIRED FOR THE PROPOSED USE\"."},{"number":"760127","date":"2017-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-15","scope":"FOR LEVEL II ALTERATIONS TO THE FIRST FLOOR LEVEL OF AN EXISTING BUILDING FOR USE AS A PREPARED FOOD SHOP. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK."},{"number":"772332","date":"2017-04-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"REPLACE ONLY NO ADDITION WIRING 8-CIRCUIT AND 8-OUTLETS AS PER NEC 2008 CC DISTRICT"},{"number":"786493","date":"2017-06-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-14","scope":"ALTERATIONS: INTERIOR PLUMBING; FIRST FLOOR; PREPARED FOOD SHOP - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"808350","type":"Rental","status":"Inactive","businessName":"DRG LLC","legalName":"DRG LLC ","address":"948 N 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-04-05","latestIssueDate":"2021-11-22","expirationDate":"2022-04-04","inactiveDate":"2022-06-03"},{"number":"0956995","type":"Food Preparing and Serving","status":"Active","businessName":"Milk Jawn, LLC (Milk Jawn)","legalName":"Milk Jawn, LLC","address":"948 N 2ND ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-07-23","latestIssueDate":"2026-06-22","expirationDate":"2027-07-22","inactiveDate":null},{"number":"0963131","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Milk Jawn, LLC (Milk Jawn)","legalName":"Milk Jawn, LLC","address":"948 N 2ND ST","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2024-10-10","latestIssueDate":"2024-10-10","expirationDate":"2024-10-13","inactiveDate":null}],"licenseActivity":[{"number":"0963131","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Milk Jawn, LLC (Milk Jawn)","legalName":"Milk Jawn, LLC","issuedDate":"2024-10-10","latestIssueDate":"2024-10-10","closureDate":"2024-10-13","expirationDate":"2024-10-13","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0956995","type":"Food Preparing and Serving","businessName":"Milk Jawn, LLC (Milk Jawn)","legalName":"Milk Jawn, LLC","issuedDate":"2024-07-23","latestIssueDate":"2026-06-22","closureDate":null,"expirationDate":"2027-07-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"808350","type":"Rental","businessName":"DRG LLC","legalName":"DRG LLC ","issuedDate":"2019-04-05","latestIssueDate":"2021-11-22","closureDate":"2022-06-03","expirationDate":"2022-04-04","inactiveDate":"2022-06-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29650: OPEN · Granted; related permit 745484. Use permit #745484: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 24, 2020.","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":"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 Estab, Retail Non-Permanent Location (Event) #0963131: 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","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/"}]}