{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2421 FRANKFORD AVE","parcelNumber":"871000249","source":"https://property.phila.gov/?p=871000249","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"821","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Industrial building","owner":"QSK PROPERTIES LLC","coOwner":null,"marketValue":584700,"landAssessment":116900,"improvementAssessment":467800,"livableArea":2232,"yearBuilt":2025,"lastSale":{"price":235000,"date":"2021-10-13T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981992449406484,"lng":-75.12684408334499,"geom":{"type":"Polygon","coordinates":[[[-75.126797697,39.981934066],[-75.126934831,39.982013691],[-75.126896147,39.982054412],[-75.126747202,39.981965394],[-75.126797697,39.981934066]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-012947","type":"Fire Alarm Certification","inspectionDate":"2025-05-14","result":"Certified","expirationDate":"2026-05-14","buildingId":"1047136"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":899,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4 COVE COURT, HAINSPORT NJ, 08036","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":169200,"taxable":169200,"land":169200,"improvement":0,"taxableLand":169200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":558000,"taxable":558000,"land":111600,"improvement":446400,"taxableLand":111600,"taxableImprovement":446400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":584700,"taxable":584700,"land":116900,"improvement":467800,"taxableLand":116900,"taxableImprovement":467800,"exemptLand":0,"exemptImprovement":0}],"taxNow":7811,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-001339","date":"2023-03-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-21","scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"},{"number":"PP-2023-008413","date":"2023-06-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-01-30","scope":"REPAIR EXISTING PIPE AND LATERAL SEAL ACCORDING TO THE 2018 PPC."},{"number":"ZP-2023-010146","date":"2023-10-23","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE."},{"number":"DP-2023-000982","date":"2024-01-29","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2025-06-25","scope":"For the complete demolition of an existing one (1) story attached commercial structure, using hand-held tools and methods only, to include breaking up the foundation slab, as per submitted documents and site safety plan to remain on-site at all times; pedestrian protection to be in place prior to start of work and to be maintained during all demolition activities; any deviation from the submitted plans and documents will require amending this permit. * 21-day posting and noticed required prior to start of demolition. * A covered walkway or sidewalk closure shall be required within 2.5 feet of building facades in accordance with Section 3306; separate building and/or Streets Department permits may be required. * Newly exposed walls shall be treated as per Section B-3307.7 no less than 60 days after wall is exposed; no final inspection to be passed until wall covering is installed and passes inspection. * Special Inspections required as per Section B-1704.6.4."},{"number":"SP-2024-000133","date":"2024-06-11","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-06-21","scope":"FOR THE EXCAVATION FOR THE NEW CONSTRUCTION WORK AS PER APPROVED PLANS. AMENDMENT APPROVED AS OF 09/29/2024: TO UPDATE THE SOILS INVESTIGATION REPORT AS WELL AS TO INCLUDE THE UNDERPINNING DETAILS."},{"number":"CP-2023-006865","date":"2024-10-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-21","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING AND A VACANT COMMERCIAL SPACE. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 IN THE COMMERCIAL SPACE AND NFPA 13R IN THE RESIDENTIAL SPACES. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN NINE (9) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2024-010621","date":"2024-11-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-09","scope":"INSTALL 400 AMP SERVICE, METER BANKS, PANELS, AND FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON, COMMERCIAL AREAS AND UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, RECEPTACLES AND EMERGENCY EQUIPMENT AS PER 2017 NEC. INSTALL FIRE ALARM SYSTEM THROUGHOUT AS PER 2016 NFPA 72."},{"number":"PP-2024-015595","date":"2024-12-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-07","scope":"NEW CONSTRUCTION OF MIXED USE BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 20 FIXTURES. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2024-002697","date":"2025-01-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-06-07","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BASEMENT AND FIRST FLOOR VACANT COMMERCIAL SPACE AND NFPA 13R THROUGHOUT 2ND AND 3RD FLOOR TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"MP-2024-004969","date":"2025-02-07","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."},{"number":"PP-2025-004675","date":"2025-04-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-04","scope":"Installation of a 1\" Domestic Water Line, House/Building Drain, Curb Trap and FAI"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"demo"}],"rented":false,"licenses":[{"number":"283286","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ANGELIQUE M STEWART","legalName":"ANGELIQUE M STEWART","address":"2421 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-01-17","latestIssueDate":"2002-01-17","expirationDate":"2003-12-31","inactiveDate":null},{"number":"284320","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"BARRETT WILLIAM","legalName":"BARRETT WILLIAM","address":"2421 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null}],"licenseActivity":[{"number":"284320","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"BARRETT WILLIAM","legalName":"BARRETT WILLIAM","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283286","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ANGELIQUE M STEWART","legalName":"ANGELIQUE M STEWART","issuedDate":"2002-01-17","latestIssueDate":"2002-01-17","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["11 permit events since 2023","demolition activity 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: PP-2023-008413 (Expired), DP-2023-000982 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 14, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #283286: Inactive; Motor Vehicle Repair / Fuel Dispensing #284320: Inactive","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 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/"}]}