{"asOf":"2026-07-26T19:43:54.235Z","block":"5000-5099 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-frankford-ave","address":"5039 FRANKFORD AVE","parcelNumber":"871000069","source":"https://property.phila.gov/?p=871000069","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"820","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"FLORENCE INVESTMENTS LLC","coOwner":null,"marketValue":308700,"landAssessment":61740,"improvementAssessment":246960,"livableArea":2700,"yearBuilt":1945,"lastSale":{"price":47000,"date":"2014-07-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-079870","date":"2022-10-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-042289","date":"2026-06-11","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-06-11","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2022-107874","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-10-20","completedDate":"2022-11-15","violations":[{"number":"VI-2022-079870","date":"2022-10-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-11-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-068464","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-11","completedDate":null,"violations":[{"number":"VI-2026-042289","date":"2026-06-11","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-06-11","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2022,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-107874","date":"2022-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-107874","date":"2022-11-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-068464","date":"2026-06-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0210526537478,"lng":-75.07935886841891,"geom":{"type":"Polygon","coordinates":[[[-75.079205442,40.02099446],[-75.079236833,40.02096029],[-75.079512052,40.021110435],[-75.079480126,40.021144883],[-75.079205442,40.02099446]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-008533","type":"Fire Alarm Certification","inspectionDate":"2023-04-19","result":"Certified","expirationDate":"2024-04-19","buildingId":"1229873"},{"number":"BC-2024-014387","type":"Fire Alarm Certification","inspectionDate":"2024-05-12","result":"Certified","expirationDate":"2025-05-12","buildingId":"1229873"},{"number":"BC-2025-030642","type":"Fire Alarm Certification","inspectionDate":"2025-11-15","result":"Certified","expirationDate":"2026-11-15","buildingId":"1229873"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":3,"lotArea":1502,"zoning":"CMX2","grade":"4","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1628 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":123700,"taxable":123700,"land":19421,"improvement":104279,"taxableLand":19421,"taxableImprovement":104279,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":332500,"taxable":332500,"land":66500,"improvement":266000,"taxableLand":66500,"taxableImprovement":266000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":332500,"taxable":332500,"land":66500,"improvement":266000,"taxableLand":66500,"taxableImprovement":266000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":256500,"taxable":146900,"land":51300,"improvement":205200,"taxableLand":51300,"taxableImprovement":95600,"exemptLand":0,"exemptImprovement":109600},{"y":2026,"v":256500,"taxable":146900,"land":51300,"improvement":205200,"taxableLand":51300,"taxableImprovement":95600,"exemptLand":0,"exemptImprovement":109600},{"y":2027,"v":308700,"taxable":176795,"land":61740,"improvement":246960,"taxableLand":61740,"taxableImprovement":115055,"exemptLand":0,"exemptImprovement":131905}],"taxNow":2056,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"977522","date":"2019-09-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-03-22","scope":"INTERIOR ALTERATIONS AS PER APPROVED PLAN"},{"number":"1052849","date":"2020-02-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-24","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans.(NO PENETRATION OF RATED ASSEMBLIES- UNITS TO BE SELF CONTAINED)"},{"number":"EP-2021-000711","date":"2021-02-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-18","scope":"4 meters 400 amps service as per 2017 nec"},{"number":"ZP-2022-000917","date":"2022-01-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Vacant"},{"number":"CP-2021-003045","date":"2022-03-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-25","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING FOR USE AS A TWO FAMILY DWELLING 2ND THRU 3RD FLOORS, WITH A BEAUTY SALON ON THE 1ST FLOOR , ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. 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. AMENDED AS OF 9.21.2022: FOR REVISIONS OF THE HORIZONTAL ASSEMBLIES."},{"number":"MP-2022-001234","date":"2022-03-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-12","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-003045 FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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."},{"number":"EP-2022-003083","date":"2022-03-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-25","scope":"Install 30 duplex receptacles for 1st floor and 2nd floor and 3rd floor Install 10 lights fixtures as per 2017 nec"},{"number":"PP-2022-011086","date":"2022-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-12","scope":"Install (3) lavatories, (3) water closets, (3)tub/shower,(2)kitchen sinks, (1) mop sink(other)"},{"number":"ZP-2024-009930","date":"2024-10-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"AP-2025-000879","date":"2025-02-10","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-04-14","scope":"FOR A CERTIFICATE OF OCCUPACY FOR A DAYCARE CENTER ON THE FIRST FLOOR LEVEL OF AN EXISTING STRUCTURE."}],"storyTag":"New construction","storyDelta":1.63,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"213463","type":"Rental","status":"Inactive","businessName":"GENERAL PROPERTIES","legalName":"GENERAL PROPERTIES","address":"5039 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-07-12","latestIssueDate":"2006-09-29","expirationDate":"2007-02-28","inactiveDate":"2007-03-12"},{"number":"412244","type":"Rental","status":"Inactive","businessName":"NG KOK-LAM","legalName":"NG KOK-LAM","address":"5039 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-06-05","latestIssueDate":"2009-04-27","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"767286","type":"Vacant Commercial Property","status":"Closed","businessName":"Florence Investments, LLC","legalName":"Florence Investments, LLC","address":"5039 FRANKFORD AVE","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2018-02-26","latestIssueDate":"2023-01-31","expirationDate":"2024-02-25","inactiveDate":null},{"number":"925111","type":"Rental","status":"Active","businessName":"Florence Investments, LLC","legalName":"Florence Investments, LLC","address":"5039 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-06-01","latestIssueDate":"2026-06-25","expirationDate":"2027-05-31","inactiveDate":null},{"number":"0979360","type":"Food Preparing and Serving","status":"Active","businessName":"Innovative Scholars Academy","legalName":"Innovative Scholars Academy","address":"5039 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-05-20","latestIssueDate":"2026-06-19","expirationDate":"2027-05-19","inactiveDate":null}],"licenseActivity":[{"number":"0979360","type":"Food Preparing and Serving","businessName":"Innovative Scholars Academy","legalName":"Innovative Scholars Academy","issuedDate":"2025-05-20","latestIssueDate":"2026-06-19","closureDate":null,"expirationDate":"2027-05-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"925111","type":"Rental","businessName":"Florence Investments, LLC","legalName":"Florence Investments, LLC","issuedDate":"2023-06-01","latestIssueDate":"2026-06-25","closureDate":null,"expirationDate":"2027-05-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"767286","type":"Vacant Commercial Property","businessName":"Florence Investments, LLC","legalName":"Florence Investments, LLC","issuedDate":"2018-02-26","latestIssueDate":"2023-01-31","closureDate":"2024-02-25","expirationDate":"2024-02-25","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"412244","type":"Rental","businessName":"NG KOK-LAM","legalName":"NG KOK-LAM","issuedDate":"2007-06-05","latestIssueDate":"2009-04-27","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"213463","type":"Rental","businessName":"GENERAL PROPERTIES","legalName":"GENERAL PROPERTIES","issuedDate":"2004-07-12","latestIssueDate":"2006-09-29","closureDate":"2007-03-12","expirationDate":"2007-02-28","inactiveDate":"2007-03-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 977522 (Expired), 1052849 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1945 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 11, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Commercial Property #767286: Closed","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":"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 and appears related-party/family-held.","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 mixed-use. 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 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 15, 2026","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/"}]}