{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2537-41 FRANKFORD AVE","parcelNumber":"311170005","source":"https://property.phila.gov/?p=311170005","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"FROFACTORY LLC","coOwner":null,"marketValue":830000,"landAssessment":166000,"improvementAssessment":664000,"livableArea":3798,"yearBuilt":1875,"lastSale":{"price":535000,"date":"2016-01-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"211952680","date":"2018-11-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSED","resolutionDate":"2023-04-24","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211952681","date":"2018-11-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSED","resolutionDate":"2023-04-24","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"662585","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-11-05","completedDate":"2023-04-24","violations":[{"number":"211952680","date":"2018-11-05","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSED","resolutionDate":"2023-04-24","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211952681","date":"2018-11-05","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSED","resolutionDate":"2023-04-24","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"662585","date":"2023-04-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983889270869184,"lng":-75.1248486433307,"geom":{"type":"Polygon","coordinates":[[[-75.124694465,39.98372693],[-75.125037978,39.983925536],[-75.124911561,39.984063615],[-75.124652858,39.983767843],[-75.124694465,39.98372693]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-006900","type":"Fire Alarm Certification","inspectionDate":"2024-03-13","result":"Certified","expirationDate":"2025-03-13","buildingId":"1062608"},{"number":"BC-2025-006703","type":"Fire Alarm Certification","inspectionDate":"2025-03-11","result":"Certified","expirationDate":"2026-03-11","buildingId":"1062608"},{"number":"BC-2026-007188","type":"Fire Alarm Certification","inspectionDate":"2026-03-17","result":"Certified","expirationDate":"2027-03-17","buildingId":"1062608"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":5052,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1100 SHACKAMAXON ST APT 3, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF A TWO(2) FAMILY DWELLING WITHIN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2013-03-26","number":"17114","relatedPermit":"374852"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A TWO (2) STORY ADDITION @ EXIST. YARD & A ONE (1) STORY ADDITION ABOVE ONE (1) STORY PORTION OF EXIST. TWO (2) STORY SEMI-DETACHED BUILDING, BUILDING HEIGHT NOT TO EXCEED 38 FT & BUILDING FRONTAGE TAKEN ALONG COL","status":"CLOSED","outcome":"Granted","date":"2013-08-07","number":"20725","relatedPermit":"471714"},{"type":"BBS Permit Denial","grounds":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE EXTERIOR WALL OPENING, ROOF DECK, NEW PARTITIONS, STAIRS, DOORS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13 @ 2ND FLOOR (90 DAYS ","status":"Completed","outcome":"Denied","date":"2023-11-09","number":"CP-2023-005282","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":157300,"taxable":127300,"land":88915,"improvement":68385,"taxableLand":88915,"taxableImprovement":38385,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":157300,"taxable":157300,"land":41055,"improvement":116245,"taxableLand":41055,"taxableImprovement":116245,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":157300,"taxable":157300,"land":41055,"improvement":116245,"taxableLand":41055,"taxableImprovement":116245,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":517800,"taxable":517800,"land":166800,"improvement":351000,"taxableLand":166800,"taxableImprovement":351000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":667100,"taxable":667100,"land":210916,"improvement":456184,"taxableLand":210916,"taxableImprovement":456184,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":667100,"taxable":667100,"land":210916,"improvement":456184,"taxableLand":210916,"taxableImprovement":456184,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":667100,"taxable":667100,"land":210916,"improvement":456184,"taxableLand":210916,"taxableImprovement":456184,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":830000,"taxable":830000,"land":166000,"improvement":664000,"taxableLand":166000,"taxableImprovement":664000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":830000,"taxable":830000,"land":166000,"improvement":664000,"taxableLand":166000,"taxableImprovement":664000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":830000,"taxable":830000,"land":166000,"improvement":664000,"taxableLand":166000,"taxableImprovement":664000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":830000,"taxable":830000,"land":166000,"improvement":664000,"taxableLand":166000,"taxableImprovement":664000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":830000,"taxable":830000,"land":166000,"improvement":664000,"taxableLand":166000,"taxableImprovement":664000,"exemptLand":0,"exemptImprovement":0}],"taxNow":11618,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"266285","date":"2010-03-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-03-11","scope":"FOR A SINGLE FAMILY DWELLING IN AN EXISTING STRUCTURE WITH ONE ACCESSORY PARKING SPACE AS PREVIOUSLY APPROVED."},{"number":"298634","date":"2010-09-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-10-22","scope":"REPLACE EXISTING 2-PHASE SERVICE WITH 1-PHASE 400A SERVICE."},{"number":"471714","date":"2013-09-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-19","scope":"FOR THE ERECTION OF A TWO (2) STORY ADDITION @ EXIST. YARD & A ONE (1) STORY ADDITION ABOVE ONE (1) STORY PORTION OF EXIST. TWO (2) STORY SEMI-DETACHED BUILDING, BUILDING HEIGHT NOT TO EXCEED 38 FT & BUILDING FRONTAGE TAKEN ALONG COLLINS ST; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS ARTIST STUDIOS & ARTISAN INDUSTRIAL W. ACCESSORY LIBRARY & CULTURAL EXHIBIT IN THE SAME BUILDING AS HOUSEHOLD LIVING FOR A TWO-FAMILY."},{"number":"ZP-2023-007661","date":"2023-09-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-09","scope":"ERECTION OF ROOF DECK ABOVE THE ONE STORY PORTION OF AN EXISTING STRUCTURE."},{"number":"GM-2023-009409","date":"2023-10-20","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-04-09","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2023-005282","date":"2023-11-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-09","scope":"FOR CHANGE OF OCCUPANCY AND LEVEL II ALTERATIONS TO INCLUDE ROOF DECK, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES, AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13 THROUGHOUT. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. AMENDMENT 1/3/24 TO INCLUDE NEW FIXTURES, PARTITIONS, FENCE MODIFICATIONS, AND STRUCTURAL WORK. AMENDMENT 2/29/24 TO INCLUDE THE REMOVAL OF ONE WATER CLOSET AND OTHER MINOR CHANGES TO LAYOUT AND STAIRS."},{"number":"PP-2023-016260","date":"2023-12-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2024-03-19","scope":"Interior plumbing alteration including 1 sing relocation, 2 sink replacements, 1 new sink, 3 toilets and one drinking fountain."},{"number":"EP-2023-011568","date":"2023-12-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-15","scope":"Electrical alterations including (3) outlets, (6) new GFCI outlets, (5) light switches, (1) new Cat 6 line, (10) new light fixtures, (1) new exhaust fan as per 2017 NEC.***NOT APPROVED FOR THE INSTALLATION OF FIRE ALARM***"},{"number":"MP-2023-005220","date":"2023-12-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-22","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2023-017253","date":"2024-01-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-22","scope":"REMOVE ALL EXISTING PVC DRAINAGE PIPING AND ALL EXISTING PLASTIC DOMESTIC WATER PIPING. ABOVE GROUND SANITARY PIPING TO BE CAST IRON AND DOMESTIC WATER TO BE TYPE L COPPER WITH SOLDER JOINTS. RELOCATION AND SOME NEW FIXTURES INCLUDING SINKS, WATER CLOSETS, WASHING MACHINE OUTLET BOX AND WATER COOLER PLEASE WITHDRAW THE EXISTING PERMIT PP-2023-016260, IT WILL BE REPLACED WITH THIS ONE. THANK YOU"},{"number":"FP-2023-002877","date":"2024-01-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-03-22","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2.5\" 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."},{"number":"EP-2024-002349","date":"2024-03-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-20","scope":"Furnish & Install EVACS Fire Alarm System . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":3.12,"timeline":[{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"appeal","w":"Appeal denied"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"300022","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"2537-41 FRANKFORD AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2005-01-12","latestIssueDate":"2005-01-12","expirationDate":"2007-03-31","inactiveDate":null},{"number":"452956","type":"Bingo","status":"Inactive","businessName":"PIMA GROUP","legalName":"PIMA GROUP","address":"2537-41 FRANKFORD AVE","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2008-08-01","latestIssueDate":"2008-08-01","expirationDate":"2008-06-30","inactiveDate":"2008-08-01"}],"licenseActivity":[{"number":"452956","type":"Bingo","businessName":"PIMA GROUP","legalName":"PIMA GROUP","issuedDate":"2008-08-01","latestIssueDate":"2008-08-01","closureDate":"2008-08-01","expirationDate":"2008-06-30","inactiveDate":"2008-08-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"300022","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2005-01-12","latestIssueDate":"2005-01-12","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["9 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 29% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $517,800 to $667,100","no permit shown in 2019-2021"],"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 #17114: CLOSED · Withdrawn; related permit 374852. Use permit #266285: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2023-016260 (Cancelled).","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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Outdoor Advertising Sign #300022: Closed; Bingo #452956: Inactive since Aug 1, 2008","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 1 case.","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":"Fire Alarm Certification: Certified through Mar 17, 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/"},{"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"}]}