{"asOf":"2026-07-25T19:49:30.703Z","block":"2200-2299 N FRANKLIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-franklin-st","address":"2240 N FRANKLIN ST","parcelNumber":"371000010","source":"https://property.phila.gov/?p=371000010","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"TRIO FRIENDS LLC","coOwner":null,"marketValue":768800,"landAssessment":153760,"improvementAssessment":615040,"livableArea":3855,"yearBuilt":2025,"lastSale":{"price":1,"date":"2025-09-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-072585","date":"2024-08-26","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"CLOSED","resolutionDate":"2024-08-26","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-072588","date":"2024-08-26","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-08-26","resolution":"SVN ISSUED"},{"number":"VI-2024-072631","date":"2024-08-27","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-27","resolution":"SVN ISSUED"},{"number":"VI-2024-085553","date":"2024-10-10","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-10-10","resolution":"SVN ISSUED"},{"number":"VI-2024-088502","date":"2024-10-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-10-28","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-094231","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CANCELLED","createdDate":"2024-08-26","completedDate":"2024-08-27","violations":[{"number":"VI-2024-072585","date":"2024-08-26","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"CLOSED","resolutionDate":"2024-08-26","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2024-094239","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-26","completedDate":"2026-04-19","violations":[{"number":"VI-2024-072588","date":"2024-08-26","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-08-26","resolution":"SVN ISSUED"}]},{"number":"CF-2024-094298","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-27","completedDate":"2025-08-01","violations":[{"number":"VI-2024-072631","date":"2024-08-27","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-27","resolution":"SVN ISSUED"}]},{"number":"CF-2024-111146","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-10-10","completedDate":null,"violations":[{"number":"VI-2024-085553","date":"2024-10-10","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-10-10","resolution":"SVN ISSUED"}]},{"number":"CF-2024-115366","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-10-28","completedDate":null,"violations":[{"number":"VI-2024-088502","date":"2024-10-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-10-28","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2024-094231","date":"2024-08-26","type":null,"status":null},{"caseNumber":"CF-2024-094239","date":"2024-08-26","type":null,"status":null},{"caseNumber":"CF-2024-094298","date":"2024-08-27","type":null,"status":null},{"caseNumber":"CF-2024-111146","date":"2024-10-10","type":null,"status":null},{"caseNumber":"CF-2024-115366","date":"2024-10-28","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98608363898527,"lng":-75.14610632060088,"geom":{"type":"Polygon","coordinates":[[[-75.146154512,39.986118298],[-75.145977685,39.986096144],[-75.145988115,39.98603921],[-75.146237756,39.986072713],[-75.1462249,39.986127116],[-75.146154512,39.986118298]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":3,"lotArea":null,"zoning":"CMX2","grade":null,"basement":"A","heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"126 GARDNER ST, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-003770","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"See attached.","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-003771","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":790500,"taxable":790500,"land":158100,"improvement":632400,"taxableLand":158100,"taxableImprovement":632400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":768800,"taxable":246016,"land":153760,"improvement":615040,"taxableLand":153760,"taxableImprovement":92256,"exemptLand":0,"exemptImprovement":522784}],"taxNow":11065,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-002477","date":"2022-03-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-04","scope":"FOR NEW CONSTRUCTION OF A STRUCTURE WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"CP-2022-006096","date":"2023-06-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-04","scope":"FOR NEW CONSTRUCTION OF A SEMI-DETACHED, THREE-STORY BUILDING WITH CELLAR, ROOF DECK AND ROOF-DECK ACCESS STRUCTURE FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (THREE DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION. *AMEND 11-27-24; CHANGE OF DPRC-SI AND SPECIAL INSPECTION AGENCY*"},{"number":"PP-2024-007525","date":"2024-06-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-04","scope":"INSTALL 6 WATER CLOSETS, 6 LAVATORIES, 4 SHOWER/TUBS, 3 KITCHEN SINKS, 3 WASHING MACHINE BOXES, 5 BACKWATER VALVES, 1 FLOOR DRAIN, 4 HUB DRAINS, 1 ROOF DRAIN, 1 SUMP PUMP AND 3 AREA DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-001260","date":"2024-06-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-04","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2022-006096 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2024-010110","date":"2024-07-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-04","scope":"Installing 1 1/2\" Water Service, 6” Curb Trap, 6” storm, 4\" Mai Drain, 4\" Fresh Air Inlet"},{"number":"EP-2024-006983","date":"2024-07-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-15","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN CCORDANCE WITH THE 2017 NEC. ** THIS PERMIT IS FOR FIRE ALARM WORK ONLY.**"},{"number":"EP-2024-006751","date":"2024-08-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-30","scope":"INSTALL 300 AMP ELECTRICAL SERVICE AND 4 METER PACKS WITH PROPER GROUNDING. INSTALL 4 CIRCUIT BREAKER PANELS AND BREAKERS FOR HOUSE AND 3 UNIT. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS ACCORDING TO THE 2017 NEC. (A SEPARATE FIRE ALARM PERMIT IS REQUIRE)"},{"number":"MP-2024-004172","date":"2024-10-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-06-04","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"0981331","type":"Rental","status":"Expired","businessName":"4 CASTLE LLC","legalName":"4 CASTLE LLC","address":"2240 N FRANKLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2025-06-11","latestIssueDate":"2025-06-11","expirationDate":"2026-06-10","inactiveDate":null},{"number":"1009041","type":"Rental","status":"Active","businessName":"Trio Friends LLC","legalName":"Trio Friends LLC","address":"2240 N FRANKLIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-06-01","latestIssueDate":"2026-06-01","expirationDate":"2027-05-31","inactiveDate":null}],"licenseActivity":[{"number":"1009041","type":"Rental","businessName":"Trio Friends LLC","legalName":"Trio Friends LLC","issuedDate":"2026-06-01","latestIssueDate":"2026-06-01","closureDate":null,"expirationDate":"2027-05-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0981331","type":"Rental","businessName":"4 CASTLE LLC","legalName":"4 CASTLE LLC","issuedDate":"2025-06-11","latestIssueDate":"2025-06-11","closureDate":"2026-06-10","expirationDate":"2026-06-10","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-24","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","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"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":"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 5 historical violations across 5 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.","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"}]}