2026 assessment
$214K
OPA value, not a listing price
Mixed-use property report
2311 Frankford Ave
2,147 sqftCMX2built 1875
Property at a glanceApartment building
Frankford Collins Associates LLC
2027 published assessment
$271K
Future roll, not the current tax bill
Location
2300 block of Frankford Ave
ZIP 19125
Neighborhood area
Fishtown · East Kensington
Approximate · based on ZIP 19125
Assessment and City record timeline
The line tracks this property’s published City assessment. Markers show deeds, permits, inspections, licenses, violations, certifications, and appeals on their recorded dates. Select one to read the filing.
Assessments are tax-roll values, not sale prices or appraisals. OPA has published a 2027 assessment of $270,500. It is not yet the billed-year tax basis.
- OPA assessment · 2016$209K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2017$209K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2018$209K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2019$221K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2020$224K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2021$224K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2022$224K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2023$179K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2024$179K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2025$214K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2026$214K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2027$271K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- Deed / sale · 2018Deed / sale $416KA recorded real-estate document or transfer event. The amount and date can be useful history, but the underlying deed and transfer-tax filing control the parties, consideration, and legal effect.How to read the recorded document ↗
- Deed / sale · 2019Deed / sale $1.3MA recorded real-estate document or transfer event. The amount and date can be useful history, but the underlying deed and transfer-tax filing control the parties, consideration, and legal effect.How to read the recorded document ↗
- Permit · 2012-02-08UseThis permit category usually covers the property’s allowed use, dimensions, occupancy, or site configuration. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-03-07Major alterationA broad legacy permit work category for a substantial building alteration. It can include changed layouts, partitions, fixtures, finishes, structural work, or occupancy-related work, but only the approved scope and plans say what this permit actually authorized; separate trade permits may be required.What Philadelphia building permits can cover ↗
- Permit · 2012-04-13PlumbingThis permit category usually covers water, drainage, fixtures, or other plumbing work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-04-24MechanicalThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-06-28ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-08-01ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2012-09-05ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- L&I violation · 2012-09-18NOT CONFORM TO PRC/NECA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2012-09-17EP_ELECA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2013-06-19EP_ELECA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- License · 2026-03-23Philly Fries 01 (Mr. Fries Man ): Food Preparing and Serving (30+ SEATS) business license initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2024-01-11frankford collins,assc. llc: Rental landlord or residential registration initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2018-11-022311-13 Frankford Ave LLC: Rental landlord or residential registration initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2019-12-312311-13 Frankford Ave LLC: Rental landlord or residential registration marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2012-07-02PETER ANGEVINE (LITTLE BABYS ICE CREAM LLC): Food Preparing and Serving business license initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2018-06-29PETER ANGEVINE (LITTLE BABYS ICE CREAM LLC): Food Preparing and Serving business license marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- Certification · 2022-12-21Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Certification · 2023-11-30Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Certification · 2024-12-12Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Appeal · 2012-02-01Zoning board appealA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
- Appeal · 2013-04-17Building standards appealA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
Property assessmentAssessmentDeed / saleL&I violationAppealPermitInspectionLicenseCertification
Scroll horizontally to move through the years. Each icon sits on its recorded date; records without a day are labeled and centered within their year. Select one to explain the filing.
Highlight
Every dated record23 events · exact dates, newest first
- LicensePhilly Fries 01 (Mr. Fries Man ): Food Preparing and Serving (30+ SEATS) business license initially issued
- CertificationFire Alarm Certification
- Licensefrankford collins,assc. llc: Rental landlord or residential registration initially issued
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- License2311-13 Frankford Ave LLC: Rental landlord or residential registration marked inactive
- Deed / saleDeed / sale $1.3M
- License2311-13 Frankford Ave LLC: Rental landlord or residential registration initially issued
- LicensePETER ANGEVINE (LITTLE BABYS ICE CREAM LLC): Food Preparing and Serving business license marked inactive
- Deed / saleDeed / sale $416K
- InspectionEP_ELEC
- AppealBuilding standards appeal
- L&I violationNOT CONFORM TO PRC/NEC
- InspectionEP_ELEC
- PermitElectrical
- PermitElectrical
- LicensePETER ANGEVINE (LITTLE BABYS ICE CREAM LLC): Food Preparing and Serving business license initially issued
- PermitElectrical
- PermitMechanical
- PermitPlumbing
- PermitMajor alteration
- PermitUse
- AppealZoning board appeal
Verify the public record
Property tax
$2,997/year estimated property tax
2026 taxable assessment $214,100 × 1.3998%. This is an estimate, not a bill or account balance. The City maintains payments, credits, interest, and the current amount due.
OPA has published a 2027 assessment of $270,500. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8715411402026 taxable assessment equals the full assessed value.
Historical delinquency sources Record found
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
A separate historical parcel ledger ending in 2016 records $521.01 and a lien entry. It is shown as historical context only.
2016$521.01 total · $394.95 principal · $5.92 interest · $3.95 penalty
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Property report
Mixed-use property
Apartment building, recorded in the City's mixed-use category. The public record and owner trail follow.
Historical lien entry · through 2016
What it is
Apartment building
Str/Off+Apt 3 Sty Masonry
Owner
Frankford Collins Associates LLC
$ / sq ft
$126
assessed value ÷ interior sqft
Corridor
Frankford and Susquehanna
city commercial corridor
Interior area
2,147 sqft
Lot size
1,292 sqft
Built
1875
Zoning
CMX2
Recorded owner
Who's behind it
Frankford Collins Associates LLC · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $799K combined
• Tax bills mail to 257 Mamaroneck Avenue, White Plains NY, 10605 — outside Philadelphia
• Holds an active rental license for this address
Block context
2300 block of Frankford Ave. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 2309 Frankford Ave · 2313 Frankford Ave
L&I license dates · data through Jul 24, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
Philly Fries 01 (Mr. Fries Man )Active
Food Preparing and Serving (30+ SEATS) · Initial issue date Mar 23, 2026 · Filed expiration Mar 22, 2027
PETER ANGEVINE (LITTLE BABYS ICE CREAM LLC)Inactive
Food Preparing and Serving · Initial issue date Jul 2, 2012 · Terminal license date Jun 29, 2018
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
frankford collins,assc. llcActive
Rental · Initial issue date Jan 11, 2024 · Filed expiration Jan 10, 2027
2311-13 Frankford Ave LLCInactive
Rental · Initial issue date Nov 2, 2018 · Terminal license date Dec 31, 2019
A license is an L&I registration, not proof that a business is open, operating today, or located at this storefront. Dates are license dates. Events are deduped by parcel, business identity, and license type, so a renewal is not shown as another opening. Other permit and filing types remain in the full source ledger.
Inferred from public records · 2025-07-29 through 2026-07-29
Food and drink at this property
1 possible-opening record signal in this 12-month window. These are classifications, not confirmed announcements.
Inference, not an opening announcement. Possible-opening classifications are inferences from public permit and license records, not confirmed opening announcements. A permit is authorization for a stated scope, not proof that work occurred or finished. A license is an L&I registration, not proof that a business is open or operating. Food and drink uses the seven exact L&I license types already used by BlockReport. The City record does not support a reliable restaurant, bar, and cafe split. License renewals do not create new events. The opening date is the earliest initial issue date for a deduped OPA parcel, normalized business identity, and license type. Sources: L&I building permits and L&I business licenses, data through Jul 29, 2026.
Open every source row 23 dated rows
- License issue eventPhilly Fries 01 (Mr. Fries Man ): Food Preparing and Serving (30+ SEATS) business license initially issued
License 1002790 · Active
License event. Registration does not prove present operation or storefront occupancy.
- CertificationFire Alarm Certification
Certification BC-2025-001372 · Certified
Expires 2025-12-12
- License issue eventfrankford collins,assc. llc: Rental landlord or residential registration initially issued
License 941698 · Active
License event. Registration does not prove present operation or storefront occupancy.
- CertificationFire Alarm Certification
Certification BC-2023-025767 · Certified
Expires 2024-11-30
- CertificationFire Alarm Certification
Certification BC-2023-015248 · Certified
Expires 2023-12-21
- License terminal event2311-13 Frankford Ave LLC: Rental landlord or residential registration marked inactive
License 793467 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$1.3M transfer
2019
- License issue event2311-13 Frankford Ave LLC: Rental landlord or residential registration initially issued
License 793467 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventPETER ANGEVINE (LITTLE BABYS ICE CREAM LLC): Food Preparing and Serving business license marked inactive
License 568021 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$416K transfer
2018
- InvestigationEP_ELEC
Case 350924 · PASSED
The cited inspection visit was marked passed.
- AppealBuilding standards appeal
Appeal 20087 · CLOSED · APPROVED
Related permit 447094 · ON 3/5/13 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATIONS #447094 AND #447101.
- ViolationNOT CONFORM TO PRC/NEC
Case 350924 · Violation 2580190 · Code E-1201.1/1 · COMPLIED
City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationEP_ELEC
Case 350924 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitElectrical
Permit 425661 · COMPLETED
LOW VOLTAGE SECURITY SYSTEM CONSISTING OF PANEL, 2 KEYPADS, 6 DOORS, 2 MOTION DETECTORS, 2 EMERGENCY BUTTONS, 2 WIRELESS CAMERAS AS PER 2008 NEC (MIXED USE)
- PermitElectrical
Permit 402661 · COMPLETED
WIRE, SUPPLY & INSTALL MAIN SERVICE, ALL CIRCUITS, ALL WIRING MC CABLE TYPE, INSTALL 100AMP SUB PANEL ON 2ND FLOOR ONLY, NO ADDITIONAL WIRING ON 2ND FLOOR AS PER 2008 NEC (EAST DIST) MIXED USE - FIRE ALARM DONE BY OTHERS
- License issue eventPETER ANGEVINE (LITTLE BABYS ICE CREAM LLC): Food Preparing and Serving business license initially issued
License 568021 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- PermitElectrical
Permit 406115 · COMPLETED
INSTALL 32FB, 2 KEYPADS AND DEVICES AS PER 2008 NEC AND NFPA-72(MIXED USE)(EAST DIST)
- PermitMechanical
Permit 401047 · COMPLETED
INSTALL 92 % AFUE GAS FIRED WARM AIR FURNACE 90,000 BTU. INSTALL-1400 CFM 3/12 TONS, 42,000 BTU COOLING; DUCTWORK INCLUDED.
- PermitPlumbing
Permit 399083 · COMPLETED
ROUGH WASTE LINE AND WATER LINE AND STACK, SET FIXTURE - 1 WC, 1 LAV SINK, 2 HAND SINKS, 1 CATCH BASIN, 1-3 COMP SINK (MIXED USE)
- PermitMajor alteration
Permit 389107 · COMPLETED
ALTERATIONS TO CREATE A FIRST FLOOR ICE CREAM PRODUCER AND EAT-IN / TAKE-OUT PARLOR. EXTERIOR IMPROVEMENTS TO ACCOMODATE REFRIGERATION FOR USE AS PART OF ICE CREAM MANUFACTURING. STRUCTURAL WORK INCLUDED TO ADDRESS ITEMS IN NEED OF REPAIR OR MAINTENANCE.
- PermitUse
Permit 376249 · COMPLETED
USE SPACE AS AN ICE CREAM PRODUCTION PARLOR.
- AppealZoning board appeal
Appeal 16967 · CLOSED · Granted with conditions
Related permit 375572 · PERMIT FOR THE CREATION OF AN ICE CREAM MANUFACTURING FACILITY 1ST FLOOR REAR AND AN ICE CREAM PARLOUR LESS THAN (30) SEATS (EAT-IN & TAKE-OUT) 1ST FLOOR FRONT, (1) RESIDENTIAL DWELLING UNIT FLOORS 2&3, NO SIGNS ON THIS APPLICATION.
Where this comes from
- Assessment, spec sheet & owner: OPA Property Assessments, Office of Property Assessment
- Sales & deed history: Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections: L&I Property History · Atlas
- Tax delinquency snapshot · June 2022: Real Estate Tax Delinquencies, Dept. of Revenue
- Historical tax ledger & liens · through 2016: Real Estate Tax Balances, Dept. of Revenue
- Current property-tax balance: Verify with Philadelphia Revenue
- Zoning appeals: L&I & Zoning Board appeals
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 25, 2026, 1:48 PM ET. Available City datasets are queried from OpenDataPhilly (phl.carto.com) and the cited City ArcGIS feeds; record queries paginate rather than silently taking a first page. For this property: Permits: queried · Violations: queried · Investigations: queried · Appeals: queried · Licenses: queried · Building certifications: queried. “Unavailable” means the source query failed or was not supplied, not “no record.” Reports re-pull on view after seven days and on an overnight rolling schedule; citywide benchmarks recompute weekly. Source dates still govern: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. The live balance and date-effective payoff must be verified in Tax Center. AI-written passages are grounded in the assembled record and rejected if they state a number the record does not hold.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)