{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2554 FRANKFORD AVE","parcelNumber":"311000015","source":"https://property.phila.gov/?p=311000015","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"25","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"2554-56 FRANKFORD AVENUE LLC","coOwner":null,"marketValue":931800,"landAssessment":186360,"improvementAssessment":745440,"livableArea":2694,"yearBuilt":2024,"lastSale":{"price":1,"date":"2021-07-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-059266","date":"2021-08-26","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-036740","date":"2022-05-25","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-082512","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-26","completedDate":"2021-10-19","violations":[{"number":"VI-2021-059266","date":"2021-08-26","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-10-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-049368","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-25","completedDate":"2022-10-27","violations":[{"number":"VI-2022-036740","date":"2022-05-25","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-14","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-082512","date":"2021-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-082512","date":"2021-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049368","date":"2022-05-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049368","date":"2022-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-049368","date":"2022-10-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98462656398315,"lng":-75.1248432398487,"geom":{"type":"Polygon","coordinates":[[[-75.124745244,39.98457196],[-75.124793488,39.98453386],[-75.124947992,39.984699836],[-75.124906019,39.98472146],[-75.124745244,39.98457196]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":7,"baths":null,"stories":3,"lotArea":1147,"zoning":"CMX2","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1448 ANTHONY WAYNE DRIVE, WAYNE PA, 19087","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a three (3) family (multi-family household living in a previously approved structure.","status":"Completed","outcome":"Granted","date":"2024-03-18","number":"ZP-2023-007039","relatedPermit":"ZP-2023-007039"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":232400,"taxable":232400,"land":232400,"improvement":0,"taxableLand":232400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":931800,"taxable":931800,"land":186360,"improvement":745440,"taxableLand":186360,"taxableImprovement":745440,"exemptLand":0,"exemptImprovement":0}],"taxNow":3253,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-006899","date":"2021-08-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-10-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOD DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN"},{"number":"CP-2021-006382","date":"2021-12-17","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-18","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH PRIVATE ROOF DECK AND PILOT HOUSE FOR USE AS A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND TWO (2) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 9/12/23 AMEND NEW CONSTRUCTION PERMIT CP-2021-006382 TO CHANGE DPRC-SI AND SPECIAL INSPECTIONS AGENCY AS PER REVISED DOCUMENTATION."},{"number":"ZP-2022-010394","date":"2022-09-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2022-005428","date":"2022-10-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-07","scope":"FOR LEVEL 2 ALTERATIONS FOR FIT-OUT FOR OFFICE SPACE AT THE BASEMENT AND GROUND FLOOR AS PER PLANS."},{"number":"EP-2022-011910","date":"2022-12-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-21","scope":"Install fire alarm system as per 2016 NFPA 72. Install 600 AMP service with 4 meters. Wire throughout a new mixed use building: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarms as per NEC 2017 (as per plans given)."},{"number":"EP-2022-012227","date":"2022-12-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-21","scope":"Wire throughout an office: switches, lights, receptacles, TVs, phones, and interconnected smoke/CO detectors as per NEC 2017."},{"number":"PP-2022-017747","date":"2022-12-15","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-02","scope":"Rough-In for (3) floor drains; (2) hot water heaters;(2) kitchen sink; (2) lavatories (2) laundry sinks (2) tub/shower (2) water closets Parent Permit#PP-2022-017745"},{"number":"PP-2022-017745","date":"2023-01-04","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-18","scope":"INSTALL 1 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 1 BACKFLOW PREVENTER, 2 BACKWATER VALVES, 1 EJECTOR SUMP PUMP, 1 SUMP PUMP, 2 KITCHEN SINKS, 2 WATER CLOSETS, 2 LAVATORIES, 2 SHOWER/TUBS, 2 WASHING MACHINE BOXES, 2 HUB DRAINS, 2 ROOF DRAINS, 2 HOT WATER HEATERS, 1 HOSE BIBB, 3 AREA DRAINS AND 1 FLOOR DRAIN ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-005777","date":"2023-01-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-18","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":"FP-2022-003301","date":"2023-01-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2024-11-07","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC AMES COLT200 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"ZP-2023-007039","date":"2024-01-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-000940","date":"2024-04-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-31","scope":"FOR LEVEL II ALTERATIONS AND CHANGE IN OCCUPANCY AT FIRST-FLOOR AND BASEMENT OF EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2024-005859","date":"2024-05-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-31","scope":"INSTALOL 5 WATER CLOSETS, 5 LAVATORIES, 5 SHOWER/TUBS, 3 WASHING MACHINE BOXES, 3 KITCHEN SINKS, 4 HUB DRAINS, 1 EJECTOR SUMP PUMP, 1 FLOOR DRAIN, 3 HOT WATER HEATERS, 2 ROOF DRAINS, 3 AREA DRAINS, 1 SUMP PUMP, 2 BACKWATER VALVES AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-004690","date":"2024-05-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-29","scope":"Adding power lines for new kitchen in 1st floor, outlets, switches, lights for new kitchen"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"0955586","type":"Rental","status":"Active","businessName":"2554-56 Frankford Avenue LLC (2554-56 Frankford Avenue LLC)","legalName":"2554-56 Frankford Avenue LLC","address":"2554 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-07-03","latestIssueDate":"2026-07-03","expirationDate":"2027-07-02","inactiveDate":null}],"licenseActivity":[{"number":"0955586","type":"Rental","businessName":"2554-56 Frankford Avenue LLC (2554-56 Frankford Avenue LLC)","legalName":"2554-56 Frankford Avenue LLC","issuedDate":"2024-07-03","latestIssueDate":"2026-07-03","closureDate":null,"expirationDate":"2027-07-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"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":["7 permit events 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 301% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $232,400 to $931,800","no permit shown in 2026-2028"],"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-2023-007039: Completed · Granted; related permit ZP-2023-007039.","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":"2 permits not marked completed: CP-2022-005428 (Expired), FP-2022-003301 (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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1448 ANTHONY WAYNE DRIVE, WAYNE PA, 19087).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 27, 2022.","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":"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":"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.","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":"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 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/"}]}