{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2521 FRANKFORD AVE","parcelNumber":"871000184","source":"https://property.phila.gov/?p=871000184","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"JSCD 2521 FRANKFORD LLC","coOwner":null,"marketValue":416500,"landAssessment":83300,"improvementAssessment":333200,"livableArea":2340,"yearBuilt":1900,"lastSale":{"price":390000,"date":"2021-04-29T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983600494222024,"lng":-75.12520592341276,"geom":{"type":"Polygon","coordinates":[[[-75.125103457,39.983548342],[-75.125129527,39.983521745],[-75.125323012,39.983639268],[-75.125283184,39.983679156],[-75.125088773,39.983562289],[-75.125103457,39.983548342]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":1260,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"743 S CLEVELAND ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":501200,"taxable":183000,"land":100200,"improvement":401000,"taxableLand":100200,"taxableImprovement":82800,"exemptLand":0,"exemptImprovement":318200},{"y":2026,"v":501200,"taxable":183000,"land":100200,"improvement":401000,"taxableLand":100200,"taxableImprovement":82800,"exemptLand":0,"exemptImprovement":318200},{"y":2027,"v":416500,"taxable":152100,"land":83300,"improvement":333200,"taxableLand":83300,"taxableImprovement":68800,"exemptLand":0,"exemptImprovement":264400}],"taxNow":2562,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-004288","date":"2021-06-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"CP-2021-003580","date":"2021-09-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-28","scope":"**Amendment 06/03/2022: Change contractor as per owner's letter and updated forms.** **Amendment 10/22/2021: changes to structural plans due to field conditions.** For Level II Alterations with a partial change of occupancy classification from Group M (retail electrical supplies store) to vacant commercial space at the basement/first floor (separate use registration permit and building permit/CO required prior to occupancy) and Group R-3 (Two-Family Dwelling) at the second floor, including structural work to the second floor framing, as per plans; separate permits required for all MEP/FSP work; building to be sprinklered in accordance with NFPA 13R at the second floor only; see ZP-2021-004288 for use registration permit; no signs on this permit."},{"number":"MP-2021-006642","date":"2021-10-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Installation of (1) 92% 60,000 btu gas furnace with 2.5 ton 13 seer ac with all required duct work. Installation of (1) 92% 80,000 btu gas furnace with 3 ton 13 seer ac with all required duct work. 2 appliances are for residential apartments, we are not doing the commercial unit at this time)."},{"number":"EP-2021-013971","date":"2021-12-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-25","scope":"Install fire alarms. Install a 400 AMP electrical service with 4 meters. Wire throughout a two-family dwelling & commercial space: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO alarm as per APPROVED DRAWINGS-2017 NEC and 2016 NFPA 72 ."},{"number":"PP-2022-000251","date":"2022-02-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-28","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans. AMENDMENT House drain, house trap, fresh air inlet and a 1.5\" domestic water line"},{"number":"FP-2022-000556","date":"2022-08-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-31","scope":"FOR THE INSTALLATION OF A FOUR (4) INCH FIRE SERVICE LINE WITH FOUR (4) INCH BACKFLOW PREVENTERS, AN AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. SEPARATE PERMIT REQUIRED FOR ANY OTHER WORK."}],"storyTag":"New construction","storyDelta":8.29,"timeline":[{"y":2002,"k":"sale","p":42000},{"y":2021,"k":"sale","p":390000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022"],"caveat":"This does not show that the property is listed or that a sale 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"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/"}],"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/"}]}