{"asOf":"2026-07-26T08:52:50.454Z","block":"2700-2799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-frankford-ave","address":"2766 FRANKFORD AVE","parcelNumber":"252477400","source":"https://property.phila.gov/?p=252477400","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"PBM PROPERTIES LLC","coOwner":null,"marketValue":350100,"landAssessment":70020,"improvementAssessment":280080,"livableArea":2280,"yearBuilt":1920,"lastSale":{"price":43700,"date":"2007-03-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"826093","date":"2007-10-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3268705","date":"2014-07-25","code":"PM-307.1/13","title":"WALL FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3332701","date":"2014-07-29","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"131389","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2007-10-16","completedDate":"2008-03-31","violations":[{"number":"826093","date":"2007-10-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"444612","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-07-25","completedDate":"2014-12-02","violations":[{"number":"3268705","date":"2014-07-25","code":"PM-307.1/13","title":"WALL FIRE DAMAGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"445455","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-30","completedDate":"2014-10-08","violations":[{"number":"3332701","date":"2014-07-29","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"131389","date":"2007-10-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131389","date":"2007-11-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131389","date":"2007-12-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131389","date":"2008-02-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131389","date":"2008-03-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"444612","date":"2014-07-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"445455","date":"2014-07-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445455","date":"2014-09-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445455","date":"2014-10-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"444612","date":"2014-12-02","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":1},{"y":2008,"fails":0,"passes":2},{"y":2014,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98882442537228,"lng":-75.12087745044502,"geom":{"type":"Polygon","coordinates":[[[-75.120935366,39.988925988],[-75.120653031,39.988617559],[-75.12070165,39.988591607],[-75.121103425,39.989036294],[-75.121057423,39.989060694],[-75.120935366,39.988925988]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-017351","type":"Fire Alarm Certification","inspectionDate":"2025-04-25","result":"Certified","expirationDate":"2026-04-25","buildingId":"1025648"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":1,"lotArea":3102,"zoning":"ICMX","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"1015 RHAWN ST, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":86500,"taxable":86500,"land":22899,"improvement":63601,"taxableLand":22899,"taxableImprovement":63601,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":86500,"taxable":86500,"land":20414,"improvement":66086,"taxableLand":20414,"taxableImprovement":66086,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":86500,"taxable":86500,"land":20414,"improvement":66086,"taxableLand":20414,"taxableImprovement":66086,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":138000,"taxable":138000,"land":32500,"improvement":105500,"taxableLand":32500,"taxableImprovement":105500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":148700,"taxable":148700,"land":35020,"improvement":113680,"taxableLand":35020,"taxableImprovement":113680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":148700,"taxable":148700,"land":35020,"improvement":113680,"taxableLand":35020,"taxableImprovement":113680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":148700,"taxable":148700,"land":35020,"improvement":113680,"taxableLand":35020,"taxableImprovement":113680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":314500,"taxable":314500,"land":62900,"improvement":251600,"taxableLand":62900,"taxableImprovement":251600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":314500,"taxable":314500,"land":62900,"improvement":251600,"taxableLand":62900,"taxableImprovement":251600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":222800,"taxable":222800,"land":44560,"improvement":178240,"taxableLand":44560,"taxableImprovement":178240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":222800,"taxable":222800,"land":44560,"improvement":178240,"taxableLand":44560,"taxableImprovement":178240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":350100,"taxable":350100,"land":70020,"improvement":280080,"taxableLand":70020,"taxableImprovement":280080,"exemptLand":0,"exemptImprovement":0}],"taxNow":3119,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"69360","date":"2007-04-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-11-08","scope":"REMOVING EXISTING FRONT WALL AND REPLACE WITH NEW 4' BRICK AND 4\" BLOCK,NEW WINDOWS AND DOORS SAME SIZE AND LOCATION"},{"number":"76003","date":"2007-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-08-30","scope":"ELECTRICAL SEVICE IS COMING IN THE PROPERTY FROM UNDER FROUND FROM PECO, INSTALL A 200AMP SERVICE AND A GROUNDED SYSTEM, 40 CIRCUIT BREAKER MAIN PANLE BOX (EAST DISTRICT)"},{"number":"80015","date":"2007-06-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE CURB TRAP, MAIN DRAIN AND 3/4\" WATER SERVICE"},{"number":"108555","date":"2007-10-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-13","scope":"ROUGH-IN 3 PIECE BATHROOM, 2 KITCHEN SINKS, 2 LAUNDRY STANDPIPES, A 1 - 2 PIECE BATHROOM"},{"number":"75971","date":"2007-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-02-26","scope":"REPLACE DEFECTED JOIST WITH 2X12 JOIST, AND SHEATING."},{"number":"125928","date":"2008-01-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-07-17","scope":"INSTALL THREE DUCANE HVAC UNITS W/ACCESSORY DUCTWORK (3 APTS)"},{"number":"123826","date":"2008-01-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-15","scope":"EXISTING 200AMP SERVICE, INSTALL A 4 GANG METER BOX AND A GROUNDING SYSTEM A FULL WIRING OF THE OFFICE, A FULL WIRING OF THE 2 APARTMENTS AND A WIRING OF THE HOUSE AREA AND HARDWIRED SMOKES AS PER 2005 NEC. PELLEGRINO BROTHERS ARE NOT INSTALLING THE FIRE ALARM SYSTEM (EAST DISTRICT)"},{"number":"128879","date":"2008-01-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-01-28","scope":"WANTS TO TAKE A FOUR FAMILY DWELLING ON THE 2ND FLOOR AND MAKE IT A TWO FAMILY DWELLING CURRENT USE ON THE FIRST FLOOR TO REMAIN VACANT"},{"number":"129755","date":"2008-01-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-05","scope":"INSTALL ONE DUCANE HVAC UNIT (1ST FLOOR COMM.) - SEE SEPARATE DUCTWORK PERMIT"},{"number":"129762","date":"2008-01-31","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-08-28","scope":"INSTALL DUCTWORK (1ST FLOOR COMM.) - SEE SEPARATE HEATER PERMIT #129755"},{"number":"128913","date":"2008-02-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"INTERIOR PENOVATIONS NEW DRYWALL CEILING APARTMENT DOORS FRAME KITCHEN ANE BATHS FIXTURES"},{"number":"132558","date":"2008-02-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-23","scope":"FIXTURE REPLACEMENT"},{"number":"133549","date":"2008-03-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-27","scope":"INSTALLATION OF FIRE ALARM SYSTEM. COMMERCIAL WITH 2 APARTMENTS AS PER NFPA72 (EAST DISTRICT)"},{"number":"554386","date":"2014-08-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-09-24","scope":"MAKE SAFE AS PER VIOLATION# 444612.CALL AND INSPECTOR AND SCHEDULE AN INTIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"563451","date":"2014-09-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-11-14","scope":"ON THE 2ND AND 3RD FL. APT. REMOVE ALL EXISTING RECEPTS, INSTALL NEW RECEPTS(TAMPER RESISTANT), 12 ARK FAULT CIRCUIT BREAKERS. REPLACE TWO BDRM LIGHT FIXTURES AND NEW BATTS AT EXISTING EXIT AND EMERGENCY LIGHT FIXTURES AS PER 2008 NEC(EAST DISTRICT)"},{"number":"577246","date":"2014-12-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-02-02","scope":"INT ALT-MIXED USE (APPLICANT AGREES TO EZ LIMITED COMMERCIAL ALTERATIONS STANDARDS)"},{"number":"578210","date":"2014-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-03","scope":"REPLACE OUT THE EXISTING 20 CIRCUIT 100AMP SUBPANEL,12 EXISTING WIRING CIRCUITS,9 LIGHT FIXTURES,2 EXIT SIGNS AND INSTALL NEW RECEPTS AND SWITCHES AS PER 2008 NEC (EAST DISTRICT)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"insp","w":"Inspection passed ×2"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"591700","type":"Rental","status":"Active","businessName":"PBM PROPERTIES LLC","legalName":"PBM PROPERTIES LLC","address":"2766 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-04-27","latestIssueDate":"2026-04-01","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"591700","type":"Rental","businessName":"PBM PROPERTIES LLC","legalName":"PBM PROPERTIES LLC","issuedDate":"2013-04-27","latestIssueDate":"2026-04-01","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 111% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $148,700 to $314,500","no permit shown in 2022-2024"],"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":"Use permit #128879: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 25, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 2, 2014.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 3 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}