{"asOf":"2026-07-25T23:18:15.847Z","block":"2100-2199 N FRANKLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-franklin-st","address":"2104 N FRANKLIN ST","parcelNumber":"202071300","source":"https://property.phila.gov/?p=202071300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"JBS DEVELOPMENT LLC","coOwner":null,"marketValue":66400,"landAssessment":66400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":22500,"date":"2022-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2780021","date":"2013-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2780022","date":"2013-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3540588","date":"2015-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3540587","date":"2015-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3674432","date":"2015-08-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3674431","date":"2015-08-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"378481","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-05-01","completedDate":"2013-05-23","violations":[{"number":"2780021","date":"2013-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2780022","date":"2013-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"477549","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-05-01","completedDate":"2015-06-08","violations":[{"number":"3540588","date":"2015-05-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3540587","date":"2015-05-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"497017","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-12","completedDate":"2015-08-27","violations":[{"number":"3674432","date":"2015-08-12","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3674431","date":"2015-08-12","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2015,"n":4,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983584894101384,"lng":-75.14661788673595,"geom":{"type":"Polygon","coordinates":[[[-75.146497882,39.983550009],[-75.146745057,39.983581972],[-75.146736768,39.983620053],[-75.146490081,39.983587327],[-75.146497882,39.983550009]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":991,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2104 N FRANKLIN ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE CONSISTING OF A FULL BASEMENT WITH AN EGRESS WELL, A FRONT BAY EXTENSION AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE.   FOR THE USE AS TWO-FAMILY HOUSEHOLD LIVING.","status":"In Process","outcome":"Withdrawn","date":"2021-02-19","number":"39948","relatedPermit":"1047588"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use, Multi-Family Household Living (three units), in an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2024-08-26","number":"ZP-2023-008844","relatedPermit":"ZP-2023-008844"}],"taxYears":[{"year":1978,"total":248.19,"principal":61.42,"interest":175.97,"penalty":4.3},{"year":1979,"total":244.51,"principal":61.42,"interest":172.29,"penalty":4.3},{"year":1980,"total":253.85,"principal":63.92,"interest":175.46,"penalty":4.47},{"year":1981,"total":272.36,"principal":69.87,"interest":187.6,"penalty":4.89},{"year":1982,"total":268.17,"principal":69.87,"interest":183.41,"penalty":4.89},{"year":1983,"total":309.93,"principal":82.51,"interest":211.64,"penalty":5.78},{"year":1984,"total":360.35,"principal":98,"interest":245.49,"penalty":6.86},{"year":1985,"total":427.01,"principal":118.64,"interest":290.07,"penalty":8.3},{"year":1986,"total":491.15,"principal":139.26,"interest":332.14,"penalty":9.75},{"year":1987,"total":544.07,"principal":157.31,"interest":365.75,"penalty":11.01},{"year":1988,"total":560.44,"principal":165.05,"interest":373.84,"penalty":11.55},{"year":1995,"total":115.16,"principal":30.41,"interest":56.1,"penalty":2.13},{"year":1996,"total":113.23,"principal":30.41,"interest":54.28,"penalty":2.13},{"year":1997,"total":111.3,"principal":30.41,"interest":52.46,"penalty":2.13},{"year":1998,"total":108.4,"principal":30.41,"interest":49.72,"penalty":2.13},{"year":1999,"total":105.5,"principal":30.41,"interest":46.99,"penalty":2.13},{"year":2000,"total":514.6,"principal":30.41,"interest":44.25,"penalty":2.13},{"year":2001,"total":99.69,"principal":30.41,"interest":41.51,"penalty":2.13},{"year":2002,"total":96.79,"principal":30.41,"interest":38.77,"penalty":2.13},{"year":2003,"total":93.89,"principal":30.41,"interest":36.04,"penalty":2.13},{"year":2004,"total":90.99,"principal":30.41,"interest":33.3,"penalty":2.13},{"year":2005,"total":88.09,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2006,"total":85.19,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":82.29,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":85.19,"principal":33.45,"interest":24.58,"penalty":2.34},{"year":2009,"total":82,"principal":33.45,"interest":21.57,"penalty":2.34},{"year":2010,"total":78.81,"principal":33.45,"interest":18.56,"penalty":2.34},{"year":2011,"total":81.03,"principal":36.77,"interest":17.1,"penalty":2.57},{"year":2012,"total":79.68,"principal":38.18,"interest":14.32,"penalty":2.67},{"year":2013,"total":78.02,"principal":39.55,"interest":11.28,"penalty":2.77},{"year":2014,"total":130.18,"principal":97.08,"interest":18.93,"penalty":6.8},{"year":2015,"total":120.92,"principal":97.08,"interest":10.2,"penalty":6.8},{"year":2016,"total":202.09,"principal":101.42,"interest":1.52,"penalty":1.01}],"taxNet":6623.07,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":6300,"taxable":6300,"land":6300,"improvement":0,"taxableLand":6300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":98000,"taxable":98000,"land":98000,"improvement":0,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":98000,"taxable":98000,"land":98000,"improvement":0,"taxableLand":98000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":66400,"taxable":66400,"land":66400,"improvement":0,"taxableLand":66400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1372,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-009597","date":"2021-02-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY REAR DECK ACCESS FROM SECOND FLOORAND ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2021-006314","date":"2021-12-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-01-21","scope":"FOR NEW CONSTRUCTION OF A THREE (3) STORY WOOD-FRAME ATTACHED STRUCTURE WITH A ROOF DECK.CONSTRUCTION ALSO TO INCLUDE AN ACCESSORY REAR DECK ACCESS FROM SECOND. FOR USE AS A VACANT COMMERCIAL SPACE AT THE GROUND FLOOR( SEPARATE USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) AND TWO(2) HOUSEHOLD LIVING ABOVE. BUILDING SHALL BE FULLY SPRINKLERED A PER NFPA 13 . SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS. **PROTECTION OF RIGHT-OF-WAY / PEDESTRIANS / ADJACENT PROPERTIES REQUIRED DURING ALL CONSTRUCTION.**ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC.** PRIOR TO ISSUANCE OF C.O SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY.**SPECIAL INSPECTION TO BE MONITORED AT ALL TIMES BY THE APPROVED SPECIAL INSPECTION INDIVIDUALS/AGENCIES**AMENDED AS OF 4/20/2023 TO INCLUDE STRUCTURAL WORK PER PLANS.** [AMENDMENT 1/14/2025 FOR A CHANGE AT THE 1ST FLOOR FROM VACANT COMMERCIAL SPACE TO ONE (1) DWELLING UNIT FOR A NEW TOTAL OF THREE (3) DWELLING UNITS THROUGHOUT THE BUILDING, RESULTING IN A COMPLETE CHANGE IN USE & OCCUPANCY CLASSIFICATION TO GROUP R-2, AS PER APPROVED AMENDED PLANS. SEE ZP-2023-008844 FOR ZONING APPROVAL. SEE SR-2024-027356 FOR STREETS DEPT. APPROVAL OF CHANGES TO RIGHT-OF-WAY ENCROACHMENTS.]"},{"number":"FP-2022-000194","date":"2022-02-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-01-21","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2.\" DC WILKINS LF2000B BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"MP-2023-004243","date":"2023-10-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-01-21","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-006232","date":"2024-07-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-01-21","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (2) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSOR, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT ALL WORK IN ACCORDANCE WITH THE 2017 NEC, 2016 NFPA 72 AND PER PLANS. AMENDMENT: CHANGE THE COMMERCIAL SPACE INTO A DWELLING UNIT WITH A 125 AMP FEEDER AND SUBPANEL. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."},{"number":"ZP-2023-008844","date":"2024-09-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"PP-2025-002337","date":"2025-03-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-01-21","scope":"INSTALL ONE INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 3 WATER CLOSETS, 3 SHOWER/TUBS, 3 LAVATORIES, 3 KITCHEN SINKS, 4 HUB DRAINS, 3 WASHING MACHINE BOXES, 1 FLOOR DRAIN, 1 SUMP PUMP, 1 EJECTOR SUMP PUMP, 1 NON FREEZE WATER HYDANT, 2 AREA DRAINS, 1 ROOF DRAIN AND 3 HOT WATER HEATERS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2025-000389","date":"2025-06-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-01-21","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":0.5,"timeline":[{"y":2020,"k":"sale","p":265000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal withdrawn"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"sale","p":22500},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023, 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39948: In Process · Withdrawn; related permit 1047588.","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":"6 permits not marked completed: CP-2021-006314 (Expired), FP-2022-000194 (Expired), MP-2023-004243 (Expired), EP-2024-006232 (Expired), PP-2025-002337 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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/"}]}