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INSP","status":"CLOSED"},{"caseNumber":"608653","date":"2017-10-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"608653","date":"2017-11-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2024-128819","date":"2024-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128819","date":"2025-01-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128819","date":"2025-03-04","type":null,"status":"FAILED"},{"caseNumber":"608653","date":"2025-04-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-026992","date":"2025-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-026992","date":"2025-07-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01732270709812,"lng":-75.08282692056945,"geom":{"type":"Polygon","coordinates":[[[-75.082722747,40.017235242],[-75.08296854,40.017372154],[-75.082932906,40.01741037],[-75.082685718,40.017274263],[-75.082722747,40.017235242]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-022301","type":"Fire Alarm Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1304589"},{"number":"BC-2025-025410","type":"Fire Alarm Certification","inspectionDate":"2025-09-30","result":"Certified","expirationDate":"2026-09-30","buildingId":"1304589"},{"number":"BC-2025-026386","type":"Special Hazards Certification","inspectionDate":"2025-10-07","result":"Certified","expirationDate":"2026-10-07","buildingId":"1304589"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":1477,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4727 FRANKFORD AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":155300,"taxable":155300,"land":13900,"improvement":141400,"taxableLand":13900,"taxableImprovement":141400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":155300,"taxable":155300,"land":13900,"improvement":141400,"taxableLand":13900,"taxableImprovement":141400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":136000,"taxable":136000,"land":27200,"improvement":108800,"taxableLand":27200,"taxableImprovement":108800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":140000,"taxable":140000,"land":28000,"improvement":112000,"taxableLand":28000,"taxableImprovement":112000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":141400,"taxable":141400,"land":28280,"improvement":113120,"taxableLand":28280,"taxableImprovement":113120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":141400,"taxable":141400,"land":28280,"improvement":113120,"taxableLand":28280,"taxableImprovement":113120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":141400,"taxable":141400,"land":28280,"improvement":113120,"taxableLand":28280,"taxableImprovement":113120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":116200,"taxable":116200,"land":23200,"improvement":93000,"taxableLand":23200,"taxableImprovement":93000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":116200,"taxable":116200,"land":23200,"improvement":93000,"taxableLand":23200,"taxableImprovement":93000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":132700,"taxable":132700,"land":26540,"improvement":106160,"taxableLand":26540,"taxableImprovement":106160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":132700,"taxable":132700,"land":26540,"improvement":106160,"taxableLand":26540,"taxableImprovement":106160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":186300,"taxable":186300,"land":37260,"improvement":149040,"taxableLand":37260,"taxableImprovement":149040,"exemptLand":0,"exemptImprovement":0}],"taxNow":1858,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"543343","date":"2014-06-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-19","scope":"WATER SERVICE PA20141670734 (SFD)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"719439","date":"2016-09-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-02","scope":"NO CONSTRUCTION CHANGE. CHANGE FORM MULTI UNITS TO SINGLE FAMILY DWELLING AND BUSSINESS AND PROFESSINAL ON THE 1ST FLOOR FOR LICENSE APPLICATION HOUSING INSPECTION PURPOSE."},{"number":"MP-2022-000150","date":"2022-01-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-27","scope":"FOR THE INSTALLATION OF A NEW COMMERCIAL KITCHEN EXAUST HOOD AS PER PLANS."},{"number":"FP-2022-000408","date":"2022-02-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-27","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL (1) ONE WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM FOR PROTECTION OF KITCHEN EXHAUST HOOD - SEE MECHANICAL PERMIT MP-2022-000150 FOR KITCHEN HOOD."},{"number":"ZP-2024-007085","date":"2024-07-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2024-005057","date":"2024-12-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-11","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS EATING AND DRINKING ESTABLISHMENTS - SIT DOWN RESTAURANT. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"EP-2025-000741","date":"2025-02-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-24","scope":"Tenant fitout after change in use. Wire throughout commercial area with lights, outlets, switches, fixtures. On existing 200amp breaker panel"},{"number":"PP-2025-008255","date":"2025-09-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-11","scope":"INTERIOR ALTERATIONS TO RESTAURANT. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING AS SPECIFIED IN PLANS. VENTING TO BE DEISGNED AND INSTALLLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL FOOD PREPE FIXTURES SHALL BE PROVIDED WITH AIR GAPS AND BACKFLOW PREVENTERS WHERE SPECIFEID IN CODE. MATERIALS SHALL BE METALLIC THROUGH TO ROOF EXTENSION. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. ANY WORK NOT PERFORMED IN COMPLIANCE WITH CODE ORE EXCEEDING THIS APPROVED PLUMBING SCOPE WILL RESULT IN REVOCIFICATION OF PERMIT."},{"number":"PP-2025-014488","date":"2025-11-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-18","scope":"REPLACE 3/4\" BACKFLOW DEVICE."}],"storyTag":"Renovated & sold on","storyDelta":11.47,"timeline":[{"y":2021,"k":"sale","p":187000},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"713130","type":"Rental","status":"Inactive","businessName":"DIEN V LUONG","legalName":"DIEN V LUONG ","address":"4727 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-09-02","latestIssueDate":"2017-10-16","expirationDate":"2018-09-01","inactiveDate":"2018-10-31"},{"number":"0997153","type":"Food Preparing and Serving","status":"Active","businessName":"Yamiry's Restaurant Inc","legalName":"Yamiry's Restaurant Inc ","address":"4727 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-01-09","latestIssueDate":"2026-01-09","expirationDate":"2027-01-08","inactiveDate":null}],"licenseActivity":[{"number":"0997153","type":"Food Preparing and Serving","businessName":"Yamiry's Restaurant Inc","legalName":"Yamiry's Restaurant Inc ","issuedDate":"2026-01-09","latestIssueDate":"2026-01-09","closureDate":null,"expirationDate":"2027-01-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"713130","type":"Rental","businessName":"DIEN V LUONG","legalName":"DIEN V LUONG ","issuedDate":"2016-09-02","latestIssueDate":"2017-10-16","closureDate":"2018-10-31","expirationDate":"2018-09-01","inactiveDate":"2018-10-31","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2024, 2025"],"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":"Use permit #719439: COMPLETED.","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":"violations","level":"attention","title":"2 open L&I violations","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jul 21, 2025.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 30, 2026; Special Hazards Certification: Certified through Oct 7, 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/"}]}