{"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":"2244 N FRANKLIN ST","parcelNumber":"371000012","source":"https://property.phila.gov/?p=371000012","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":718000,"landAssessment":143600,"improvementAssessment":574400,"livableArea":3438,"yearBuilt":2025,"lastSale":{"price":1,"date":"2025-09-25T04:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2023-054814","date":"2023-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-072591","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-2024-072593","date":"2024-08-26","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-26","resolution":"SVN ISSUED"},{"number":"VI-2024-085554","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-2026-007821","date":"2026-02-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2026-02-10","resolution":"SVN ISSUED"},{"number":"VI-2026-007840","date":"2026-02-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007844","date":"2026-02-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-072821","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-26","completedDate":"2023-08-14","violations":[{"number":"VI-2023-054814","date":"2023-07-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-08-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-094248","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-26","completedDate":"2026-04-19","violations":[{"number":"VI-2024-072591","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-2024-094251","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-26","completedDate":"2026-04-19","violations":[{"number":"VI-2024-072593","date":"2024-08-26","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-08-26","resolution":"SVN ISSUED"}]},{"number":"CF-2024-111147","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-10-10","completedDate":null,"violations":[{"number":"VI-2024-085554","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-2026-012096","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PM EXTERIOR INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-10","completedDate":"2026-03-10","violations":[{"number":"VI-2026-007821","date":"2026-02-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2026-02-10","resolution":"SVN ISSUED"}]},{"number":"CF-2026-012131","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-10","completedDate":null,"violations":[{"number":"VI-2026-007840","date":"2026-02-10","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-007844","date":"2026-02-10","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2026-05-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2023-072821","date":"2023-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-072821","date":"2023-08-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-094251","date":"2024-08-26","type":null,"status":null},{"caseNumber":"CF-2024-094248","date":"2024-08-26","type":null,"status":null},{"caseNumber":"CF-2024-111147","date":"2024-10-10","type":null,"status":null},{"caseNumber":"CF-2026-012096","date":"2026-02-10","type":null,"status":null},{"caseNumber":"CF-2026-012131","date":"2026-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-012131","date":"2026-05-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.986192233719336,"lng":-75.14607730943474,"geom":{"type":"Polygon","coordinates":[[[-75.145967813,39.986150017],[-75.146199674,39.986181077],[-75.146182446,39.986234721],[-75.145957983,39.986203675],[-75.145967813,39.986150017]]]},"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":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A LOT ADJUSTMENT TO CREATE THREE LOTS (PROPOSED PARCELS 'A', 'B' AND 'C') FROM ONE (1) EXISTING LOT\nFOR NEW CONSTRUCTION OF THREE (3) ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (ONE BUILDING ON \nEACH PROPOSED ","status":"Completed","outcome":"Granted","date":"2021-10-28","number":"ZP-2021-002693","relatedPermit":"ZP-2021-002693"},{"type":"LIRB SVN Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-003759","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"See attached.","status":"Closed","outcome":"Complete","date":"2025-08-13","number":"HA-2024-003795","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":756800,"taxable":181632,"land":151360,"improvement":605440,"taxableLand":151360,"taxableImprovement":30272,"exemptLand":0,"exemptImprovement":575168},{"y":2027,"v":718000,"taxable":229760,"land":143600,"improvement":574400,"taxableLand":143600,"taxableImprovement":86160,"exemptLand":0,"exemptImprovement":488240}],"taxNow":2542,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-002693","date":"2021-11-04","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT TO CREATE THREE LOTS (PROPOSED PARCELS 'A', 'B' AND 'C') FROM ONE (1) EXISTING LOT FOR NEW CONSTRUCTION OF THREE (3) ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (ONE BUILDING ON EACH PROPOSED LOT) (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"ZP-2022-002474","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-2022-006112","date":"2023-02-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-04","scope":"FOR THE ERECTION OF A THREE (3) STORY SEMI-DETACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS THREE (3) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC** **AMENDMENT 11/25/24 TO CHANGE DPRC-SI.**"},{"number":"PP-2024-007529","date":"2024-06-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-04","scope":"Installation of 3 kitchens, 3 laundries, 5 toilets, 5 lavatories, 5 tub/showers, 3 water heaters"},{"number":"FP-2024-001282","date":"2024-07-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-04","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13R STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"PP-2024-010112","date":"2024-07-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-02","scope":"Installing 1 1/2\" Water Service, 6” Curb Trap, 6” Storm, 4\" Main Drain, 4\" fresh air inlet"},{"number":"EP-2024-006969","date":"2024-07-31","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-20","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** THIS PERMIT IS FOR FIRE ALARM WORK ONLY. **"},{"number":"EP-2024-006750","date":"2024-08-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-02","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-2024-004174","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. 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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"permit","w":"New Construction"},{"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"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"0981333","type":"Rental","status":"Expired","businessName":"RUSLAN BALK","legalName":"RUSLAN BALK","address":"2244 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":"1009042","type":"Rental","status":"Active","businessName":"Trio Friends LLC (Yona Realty, LLC)","legalName":"Trio Friends LLC","address":"2244 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":"1009042","type":"Rental","businessName":"Trio Friends LLC (Yona Realty, 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":"0981333","type":"Rental","businessName":"RUSLAN BALK","legalName":"RUSLAN BALK","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":["6 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":"violations","level":"attention","title":"2 open L&I violations","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 4, 2026.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}],"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"}]}