{"asOf":"2026-07-24T22:07:20.761Z","block":"7800-7899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7800-7899-frankford-ave","address":"7811 FRANKFORD AVE","parcelNumber":"778159000","source":"https://property.phila.gov/?p=778159000","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WB0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 2 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"IGLESIA CRISTIANA FUENTE","coOwner":null,"marketValue":1577900,"landAssessment":205127,"improvementAssessment":1372773,"livableArea":17300,"yearBuilt":1920,"lastSale":{"price":4,"date":"2010-12-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"1485278","date":"2009-10-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1485279","date":"2009-10-05","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1485280","date":"2009-10-05","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"216571","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2009-10-06","completedDate":"2009-11-30","violations":[{"number":"1485278","date":"2009-10-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1485279","date":"2009-10-05","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1485280","date":"2009-10-05","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":3,"worst":null}],"investigations":[{"caseNumber":"135140","date":"2007-11-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"216571","date":"2009-10-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"216571","date":"2009-11-27","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2009,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.040386960089506,"lng":-75.03013144108348,"geom":{"type":"Polygon","coordinates":[[[-75.029828391,40.040346887],[-75.030277346,40.040175825],[-75.03043489,40.040428262],[-75.029983116,40.040597421],[-75.029828391,40.040346887]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":null,"lotArea":14000,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7811 FRANKFORD AVE, PHILADELPHIA PA, 19136","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit use of the designated area on the attached plan that is part of the existing church building to be utilized as a center to aid women, including offices, a conference room, and a sole medical practitioner as set forth in Section 14-60","status":"Completed","outcome":"Granted with conditions","date":"2024-01-12","number":"ZP-2023-003610","relatedPermit":"ZP-2023-003610"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the continuation of a temporary variance for the use of   Medical Dental and Health Practitioner (Solo Practitioner). No change to other previously approved uses.\n\nSee ZP-2023-003610, MI-2023-002463 Granted 11/29/2023:\n\nFor the u","status":"Prepare Meeting","outcome":null,"date":"2026-10-21","number":"ZP-2026-007313","relatedPermit":"ZP-2026-007313"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1480200,"taxable":0,"land":232700,"improvement":1247500,"taxableLand":0,"taxableImprovement":0,"exemptLand":232700,"exemptImprovement":1247500},{"y":2017,"v":1480200,"taxable":0,"land":232700,"improvement":1247500,"taxableLand":0,"taxableImprovement":0,"exemptLand":232700,"exemptImprovement":1247500},{"y":2018,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2019,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2020,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2021,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2022,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2023,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2024,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2025,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2026,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773},{"y":2027,"v":1577900,"taxable":0,"land":205127,"improvement":1372773,"taxableLand":0,"taxableImprovement":0,"exemptLand":205127,"exemptImprovement":1372773}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-003610","date":"2023-11-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services; Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"PP-2025-004698","date":"2025-04-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-16","scope":"Install new backflow preventer. WATTS LF009M3QT 3/4\""},{"number":"ZP-2026-007313","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2009,"k":"viol","w":"3 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["2 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":"Appeal #ZP-2023-003610: Completed · Granted with conditions; related permit ZP-2023-003610.","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: ZP-2026-007313 (Denied).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 27, 2009.","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":"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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 3 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/"}],"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/"}]}