{"asOf":"2026-07-24T22:06:31.468Z","block":"1500-1599 N FRANKLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-franklin-st","address":"1551 N FRANKLIN ST","parcelNumber":"202041300","source":"https://property.phila.gov/?p=202041300","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Mixed-use","owner":"KADRIU GENTIAN","coOwner":null,"marketValue":876500,"landAssessment":175300,"improvementAssessment":701200,"livableArea":3276,"yearBuilt":2019,"lastSale":{"price":1,"date":"2023-09-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1923435","date":"2010-12-16","code":"CP-01","title":"CLIP VIOLATION 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LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"304902","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-11-03","completedDate":"2011-12-06","violations":[{"number":"2282243","date":"2011-11-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2282244","date":"2011-11-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"357598","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-10-31","completedDate":"2012-11-28","violations":[{"number":"2625890","date":"2012-10-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2625891","date":"2012-10-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"384968","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-06-10","completedDate":"2013-10-02","violations":[{"number":"2822058","date":"2013-06-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2822059","date":"2013-06-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"466127","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-01-15","completedDate":"2015-02-10","violations":[{"number":"3447884","date":"2015-01-15","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3447885","date":"2015-01-15","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97581536023508,"lng":-75.14760522859713,"geom":{"type":"Polygon","coordinates":[[[-75.147500575,39.975826563],[-75.147511321,39.975777448],[-75.147709185,39.975803471],[-75.147698333,39.975853746],[-75.147500575,39.975826563]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-016583","type":"Sprinkler Certification","inspectionDate":"2024-06-03","result":"Certified","expirationDate":"2025-06-03","buildingId":"3000100"},{"number":"BC-2025-016441","type":"Sprinkler Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"3000100"},{"number":"BC-2026-020368","type":"Sprinkler Certification","inspectionDate":"2026-05-29","result":"Certified","expirationDate":"2027-05-29","buildingId":"3000100"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":1009,"zoning":"RSA5","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1551 N FRANKLIN ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use, Personal Services, on the ground floor level of an existing structure. No change to the previously approved household living use on the second and third floors.","status":"Completed","outcome":"Granted with conditions","date":"2026-01-29","number":"ZP-2025-006787","relatedPermit":"ZP-2025-006787"}],"taxYears":[{"year":2016,"total":203.84,"principal":103.03,"interest":1.54,"penalty":1.03}],"taxNet":203.84,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":145500,"taxable":145500,"land":145500,"improvement":0,"taxableLand":145500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":851000,"taxable":170200,"land":170200,"improvement":680800,"taxableLand":170200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680800},{"y":2025,"v":876500,"taxable":175300,"land":175300,"improvement":701200,"taxableLand":175300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":701200},{"y":2026,"v":876500,"taxable":175300,"land":175300,"improvement":701200,"taxableLand":175300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":701200},{"y":2027,"v":876500,"taxable":175300,"land":175300,"improvement":701200,"taxableLand":175300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":701200}],"taxNow":2454,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"774451","date":"2017-07-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (HEIGHT NTE 38 FT) WITH CELLAR AND AN ACCESSORY ROOF DECK FOR RESIDENTIAL USE ONLY WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.USES: FOR VACANT COMMERCIAL SPACE ON BASEMENT & FIRST FLOOR (MUST OCCUPY 100% OF THE GROUND FLOOR FRONTAGE WITH A MINIMUM DEPTH OF 30') (USES ONLY PERMITTED IN CMX-2 THAT NOT TO REQUIRE OFF STREET PARKING AS PER TABLE 14-802-2, USE REGISTRATION PERMIT IS REQUIRED PRIOR TO OCCUPANCY) AND HOUSEHOLD LIVING TWO (2) FAMILY DWELLING UNITS."},{"number":"900021","date":"2018-09-17","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-10-09","scope":"FOR THE ERECTION OF A 4-STORY STRUCTURE ABOVE AN EXISITING CELLAR WITH ROOF DECK AND PILOTHOUSE ACCESS STRUCTURE. STURUCTURE TO CONATIN BASEMENT & 1ST FLOOR VANILLA TENANT SPACE. 2ND -4TH FLOORS -2 APARTMENTS AS PER PLANS."},{"number":"916541","date":"2018-11-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 WITHIN THE BASEMENT AND FIRST STORY, AND IN ACCORDANCE WITH NFPA 13R WITHIN THE SECOND THROUGH FOURTH STORIES, USING A NEW 2\" FIRE SERVICE LINE, NEW 2\" BACKFLOW PREVENTION DEVICE, WITHIN A NEW FOUR (4) STORY ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE TO BE USED AS GROUPS B/R-3, AS PER PLANS; SEE AP#900021 FOR BUILDING PERMIT."},{"number":"922268","date":"2018-12-05","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-09-25","scope":"AMEND PERMIT NUMBER 900021 CHANGE THE 1ST FLOOR CONC/CMU WALLS TO 2X6 WOOD FRAMING THROUGHOUT."},{"number":"930888","date":"2019-01-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-09-25","scope":"INSTALL 6 TOILETS 6 LAVS 2 TUBS 1 SHOWER 2 KITCHEN SINKS 2 WASHING MACHINES"},{"number":"943993","date":"2019-01-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.(NO PENETRATION OF FIRE RATED ASSEMBLIES- SELF CONTAINED)"},{"number":"944037","date":"2019-01-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-25","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.(NO PENETRATION OF FIRE RATED ASSEMBLIES- SELF CONTAINED)"},{"number":"952715","date":"2019-02-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"INSTALL HOUSE DRAIN,HOUSE TRAP, FAI, 3-1\" DOMESTIC WATER LINES, INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"951567","date":"2019-04-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-15","scope":"WIRE 400 AMP SERVICE, 200 AMP COMMERCIAL, 150-2 RESIDENTIAL UNITS AND 100AMP HOUSE PANEL. WIRE THROUGHOUT AS PER PLAN AND NEC 2008. WIRE FOR NEW FIRE ALARM SYSTEM THROUGHOUT.(EAST DIST)"},{"number":"ZP-2025-006787","date":"2026-01-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"land","p":65000},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2019,"k":"permit","w":"New Construction or Additions"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"867831","type":"Rental","status":"Active","businessName":"GENTIAN KADRIU","legalName":"GENTIAN KADRIU ","address":"1551 N FRANKLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-05-06","latestIssueDate":"2026-05-06","expirationDate":"2027-05-05","inactiveDate":null}],"licenseActivity":[{"number":"867831","type":"Rental","businessName":"GENTIAN KADRIU","legalName":"GENTIAN KADRIU ","issuedDate":"2021-05-06","latestIssueDate":"2026-05-06","closureDate":null,"expirationDate":"2027-05-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"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":["1 permit event since 2023","1 zoning/board appeal 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 485% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $145,500 to $851,000","no permit shown in 2023-2025"],"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 #ZP-2025-006787: Completed · Granted with conditions; related permit ZP-2025-006787. Use permit #774451: 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 10 historical violations across 5 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through May 29, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}