{"asOf":"2026-07-25T00:27:55.228Z","block":"3500-3599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-frankford-ave","address":"3532 FRANKFORD AVE","parcelNumber":"452281600","source":"https://property.phila.gov/?p=452281600","ownerType":"absentee","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":"GARCIA LUIS A","coOwner":null,"marketValue":137200,"landAssessment":27440,"improvementAssessment":109760,"livableArea":1336,"yearBuilt":1910,"lastSale":{"price":45000,"date":"2013-11-27T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"36729","date":"2005-03-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"68302","date":"2006-06-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"68567","date":"2006-06-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"68302","date":"2006-08-01","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9974597879111,"lng":-75.10270786813807,"geom":{"type":"Polygon","coordinates":[[[-75.102619647,39.997399248],[-75.102662212,39.997371938],[-75.102797525,39.997521462],[-75.102750825,39.99754571],[-75.102619647,39.997399248]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":3,"baths":1,"stories":2,"lotArea":1005,"zoning":"RM1","grade":"C","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5139 SAUL ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37700,"taxable":37700,"land":10152,"improvement":27548,"taxableLand":10152,"taxableImprovement":27548,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":37700,"taxable":37700,"land":11310,"improvement":26390,"taxableLand":11310,"taxableImprovement":26390,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":37700,"taxable":37700,"land":11310,"improvement":26390,"taxableLand":11310,"taxableImprovement":26390,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":80900,"taxable":80900,"land":24270,"improvement":56630,"taxableLand":24270,"taxableImprovement":56630,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":87100,"taxable":87100,"land":13065,"improvement":74035,"taxableLand":13065,"taxableImprovement":74035,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":87100,"taxable":87100,"land":13065,"improvement":74035,"taxableLand":13065,"taxableImprovement":74035,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":87100,"taxable":87100,"land":13065,"improvement":74035,"taxableLand":13065,"taxableImprovement":74035,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":154800,"taxable":154800,"land":30960,"improvement":123840,"taxableLand":30960,"taxableImprovement":123840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":154800,"taxable":154800,"land":30960,"improvement":123840,"taxableLand":30960,"taxableImprovement":123840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":151600,"taxable":151600,"land":30320,"improvement":121280,"taxableLand":30320,"taxableImprovement":121280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":151600,"taxable":151600,"land":30320,"improvement":121280,"taxableLand":30320,"taxableImprovement":121280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":137200,"taxable":137200,"land":27440,"improvement":109760,"taxableLand":27440,"taxableImprovement":109760,"exemptLand":0,"exemptImprovement":0}],"taxNow":2122,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"114415","date":"2007-11-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"REMOVE/REPLACE SIDING ON 2ND FLOOR BAY AND 3 WINDOWS SAME IN KIND. REPAIR REAR SHED WITH 2X4 WOOD FRAMING 16\" ON CENTER WITH 5/8\" PLYWOOD SHEATHING AND (6) 2X8 JOISTS 16\" ON CENTER WITH HANGERS FOR SHED ROOFING TO INCLUDE 5/8\" DECKING & SHINGLE ROOFING. REPLACE REAR DOOR/ 3 WINDOWS SAME IN KIND AND VYNIL SIDING ON EXTERIOR OF REAR SHED WALLS.MAIN ROOF APPLY 90 WT. PAPER WITH COLD ROOF CEMENT WHERE NEEDED. PROVIDE INSULATION ON REAR SHED WALLS."},{"number":"242662","date":"2009-10-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-15","scope":"1ST FLOOR USE TO BARBER SHOP. 2ND FLOOR USE TO 1 APT"},{"number":"254814","date":"2009-12-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FRONT FACADE ALTERATIONS AND APPLY 5/8\" TYPE (X) DRYWALL TO THE EXISTING PARTITIONS AND CEILINGS THROUGHOUT THE FIRST FLOOR. NO NEW PARTITIONS. NO ALTERATIONS TO REST ROOM AUTHORIZED BY THIS PERMIT."},{"number":"294500","date":"2010-08-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2013-05-01","scope":"REPLACE EXISTING FIXTURES"},{"number":"296956","date":"2010-08-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-05-10","scope":"STUCCO REARM WALL ,CALL FOR WALL INSPECTION BEFORE APPLYING BASE COAT"},{"number":"305179","date":"2010-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FIRE ALARM/AS PER PLANS APPARTMENT 2ND FLOOR/HAIR SOLON 1ST FLOOR ASPER 2008 NEC"},{"number":"356913","date":"2011-08-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-08-10","scope":"FOR THE PARTIAL DEMOLITION OF A ONE (1) STORY REAR PORTION AND FOR THE ERECTION OF A ONE (1) STORY REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE FOR USE AS A BARBER SHOP ON THE FIRST FLOOR WITH A SINGLE FAMILY DWELLING ABOVE."},{"number":"331632","date":"2011-08-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"AMENDING BUILDING PERMIT AP#114415: FOR THE PARTIAL DEMOLITION OF A ONE (1) STORY REAR PORTION AND THE CONSTRUCTION OF A ONE (1) STORY ADDITION TO EXISTING STRUCTURE. FOR INTERIOR ALTERATIONS TO INCLUDE, FRAMING, NEW PARTITION WALLS AND THE CREATION OF AN ACCESSIBLE BATHROOM AS PER PLANS."}],"storyTag":"Renovated & sold on","storyDelta":1.65,"timeline":[{"y":2006,"k":"insp","w":"Inspection failed"},{"y":2007,"k":"sale","p":17000},{"y":2007,"k":"sale","p":40000},{"y":2007,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Use"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Alteration"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2013,"k":"sale","p":45000}],"rented":false,"licenses":[{"number":"429315","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"YAUREL REAL ESTATE (CLAUDINO CORA AGENT)","legalName":"YAUREL REAL ESTATE","address":"3532 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-11-26","latestIssueDate":"2008-03-05","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"429315","type":"Vacant Residential Property / Lot","businessName":"YAUREL REAL ESTATE (CLAUDINO CORA AGENT)","legalName":"YAUREL REAL ESTATE","issuedDate":"2007-11-26","latestIssueDate":"2008-03-05","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 78% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $87,100 to $154,800","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 #242662: 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":"3 permits not marked completed: 254814 (EXPIRED), 294500 (EXPIRED), 331632 (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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Aug 1, 2006.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #429315: Inactive since Dec 22, 2012","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/"}],"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"}]}