{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2425 FRANKFORD AVE","parcelNumber":"871000305","source":"https://property.phila.gov/?p=871000305","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"821","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"KUPA HATIXHE","coOwner":null,"marketValue":550200,"landAssessment":110000,"improvementAssessment":440200,"livableArea":2100,"yearBuilt":2021,"lastSale":{"price":160000,"date":"2019-07-19T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98206697420094,"lng":-75.12677175226285,"geom":{"type":"Polygon","coordinates":[[[-75.126684561,39.982019302],[-75.126675421,39.982011259],[-75.126699245,39.981996652],[-75.126857884,39.982093468],[-75.126817809,39.982133319],[-75.126684561,39.982019302]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-013209","type":"Fire Alarm Certification","inspectionDate":"2024-03-22","result":"Certified","expirationDate":"2025-03-22","buildingId":"3000314"},{"number":"BC-2024-013208","type":"Sprinkler Certification","inspectionDate":"2024-03-22","result":"Certified","expirationDate":"2025-03-22","buildingId":"3000314"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":812,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4 COVE CT, HAINESPORT NJ, 08036","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":420000,"taxable":84000,"land":84000,"improvement":336000,"taxableLand":84000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":336000},{"y":2026,"v":420000,"taxable":84000,"land":84000,"improvement":336000,"taxableLand":84000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":336000},{"y":2027,"v":550200,"taxable":110000,"land":110000,"improvement":440200,"taxableLand":110000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":440200}],"taxNow":1176,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-000672","date":"2020-05-06","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-01-21","scope":"ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS BUSINESS PROFESSIONAL ON FIRST FLOOR (MIN 30' IN DEPTH ALONG STREET FRONTAGE) WITH MULIT FAMILY HOUSEHOLD LIVING ABOVE (TWO DWELLING UNITS) WITH ROOF DECK ABOVE THIRD FLOOR LEVEL ACCESSED BY PILOT HOUSE. (SIZE AND LOCATION AS SHOWN ON PLANS. NO SIGN ON THIS PERMIT)"},{"number":"CP-2020-001105","date":"2020-09-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-21","scope":"NEW CONSTRUCTION OF A THREE-STORY STRUCTURE WITH ROOF DECK (FOR RESIDENTIAL USE ONLY) AND PILOT HOUSE FOR USE AS TWO-FAMILY DWELLING WITH A SHELL COMMERCIAL SPACE (USE REGISTRATION AND C.O. PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED *2018 IBC* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK*"},{"number":"FP-2020-001323","date":"2020-09-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-20","scope":"FOR THE INSTALLATION OF A \"TWO (2) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13/ 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2020-004877","date":"2020-10-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-20","scope":"Install Three (3)- 10 kw Heat Pump System, via direct vent to the exterior (Side) install all ductwork, (24), grilles, registers and diffusers, installing –(3) Three 2-Ton Coils & (3) Three 2-Ton 14 SEER A/C condenser located on a pad/rack at the rear of the building. (SFD) RCP-2020-001105"},{"number":"PP-2020-010838","date":"2020-10-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-20","scope":"EXTERIOR AND INTERIOR INSTALLATION ONLY OF STORM AND SANITARY (2EA): HOUSE DRAINS, CURB TRAPS, FRESH AIR INLETS , 1 FULL WATER SERVICE AND 1 REAR AREA DRAIN INTERIOR INSTALLATION OF SANITARY WASTE AND DOMESTIC HOT AND COLD WATER LINES TO 2 WATER CLOSETS, 2 LAVATORY SINKS, 2 SHOWERS, 2 LAUNDRY BOXES, 2 KITCHEN SINKS, 2 HUB DRAINS, 1 HOSE BIB, AND 2 HOT WATER HEATERS"},{"number":"EP-2020-007614","date":"2020-10-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-14","scope":"Install fire alarm system as per 2016 NFPA 72. Install 600 AMP electrical service with 4 meters. Wire throughout a new mixed-use building: lights, receptacles, switches, TV's, phones, emergency lights, and interconnected smoke/CO alarms as per 2017 NEC (as per plans given)."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"land","p":80000},{"y":2017,"k":"land","p":135000},{"y":2019,"k":"land","p":160000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"863463","type":"Rental","status":"Inactive","businessName":"HATIXHE KUPA","legalName":"HATIXHE KUPA","address":"2425 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-03-12","latestIssueDate":"2021-03-12","expirationDate":"2022-03-11","inactiveDate":"2022-05-10"}],"licenseActivity":[{"number":"863463","type":"Rental","businessName":"HATIXHE KUPA","legalName":"HATIXHE KUPA","issuedDate":"2021-03-12","latestIssueDate":"2021-03-12","closureDate":"2022-05-10","expirationDate":"2022-03-11","inactiveDate":"2022-05-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 31% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $420,000 to $550,200","no permit shown in 2026-2028"],"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":"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 22, 2025; Sprinkler Certification: Certified through Mar 22, 2025","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":"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/"}]}