{"asOf":"2026-07-25T22:42:43.256Z","block":"2900-2999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2900-2999-frankford-ave","address":"2959 FRANKFORD AVE","parcelNumber":"871118300","source":"https://property.phila.gov/?p=871118300","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"VASQUEZ VICTOR SANCHEZ","coOwner":"VASQUEZ WASKAN MANUEL SAN","marketValue":332200,"landAssessment":66440,"improvementAssessment":265760,"livableArea":3020,"yearBuilt":1915,"lastSale":{"price":68000,"date":"2013-10-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"1931717","date":"2010-11-08","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3929383","date":"2016-05-06","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"257903","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-11-08","completedDate":"2011-02-07","violations":[{"number":"1931717","date":"2010-11-08","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"532190","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-05-10","completedDate":"2016-06-03","violations":[{"number":"3929383","date":"2016-05-06","code":"9-3902 (2)","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"66168","date":"2006-06-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"66168","date":"2006-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"66168","date":"2006-06-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"66168","date":"2006-09-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"257903","date":"2010-11-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257903","date":"2010-12-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"257903","date":"2011-02-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"532190","date":"2016-05-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"532190","date":"2016-06-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99023575621383,"lng":-75.11589667361237,"geom":{"type":"Polygon","coordinates":[[[-75.115805053,39.990146195],[-75.115857055,39.990125498],[-75.11598834,39.990325175],[-75.115936045,39.990345867],[-75.115805053,39.990146195]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1353,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6617 AKRON ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PERSONAL VEHICLE REPAIR AND MAINTENANCE  (INSTALLATION OF TIRES)  AS PART OF EXISTING RETAIL CONSUMER GOODS  ( TIRE SHOP) ON FIRST FLOOR IN THE SAME BUILDING WITH EXISTING  TWO(2) FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THI","status":"CLOSED","outcome":"Withdrawn","date":"2015-09-09","number":"25074","relatedPermit":"598623"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80000,"taxable":80000,"land":20300,"improvement":59700,"taxableLand":20300,"taxableImprovement":59700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":80000,"taxable":80000,"land":20300,"improvement":59700,"taxableLand":20300,"taxableImprovement":59700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":160000,"taxable":160000,"land":32000,"improvement":128000,"taxableLand":32000,"taxableImprovement":128000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":174000,"taxable":174000,"land":34800,"improvement":139200,"taxableLand":34800,"taxableImprovement":139200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":175700,"taxable":175700,"land":35140,"improvement":140560,"taxableLand":35140,"taxableImprovement":140560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":175700,"taxable":175700,"land":35140,"improvement":140560,"taxableLand":35140,"taxableImprovement":140560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":175700,"taxable":175700,"land":35140,"improvement":140560,"taxableLand":35140,"taxableImprovement":140560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":205200,"taxable":205200,"land":41040,"improvement":164160,"taxableLand":41040,"taxableImprovement":164160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":205200,"taxable":205200,"land":41040,"improvement":164160,"taxableLand":41040,"taxableImprovement":164160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315500,"taxable":315500,"land":63100,"improvement":252400,"taxableLand":63100,"taxableImprovement":252400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":315500,"taxable":315500,"land":63100,"improvement":252400,"taxableLand":63100,"taxableImprovement":252400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":332200,"taxable":332200,"land":66440,"improvement":265760,"taxableLand":66440,"taxableImprovement":265760,"exemptLand":0,"exemptImprovement":0}],"taxNow":4416,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"543632","date":"2014-06-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-06-17","scope":"USE TO APPLIANCE STORE AND PREVIOUSLY APPROVED USES ABOVE."},{"number":"591134","date":"2015-02-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-02-18","scope":"CHANGE USE OF FIRST FLOOR TO THE SALE OF TIRE SHOP-NO INSTALLATION OF TIRES"},{"number":"950516","date":"2019-02-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-02-19","scope":"FOR USE AS RETAIL SALES OF FOOD, BEVERAGES, AND GROCERIES WITHIN THE FIRST FLOOR (TAKING UP 100% OF GROUND FLOOR FRONTAGE AND AT LEAST 30 FT. IN DEPTH), WITH TWO-FAMILY HOUSEHOLD LIVING ABOVE, WITHIN AN EXISTING ATTACHED STRUCTURE; NO CHANGE TO HEIGHT OR AREA OF EXISTING BUILDING; NO SIGNS ON THIS PERMIT."},{"number":"ZP-2025-008019","date":"2025-08-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection failed ×3"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"Inspection failed ×2"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"sale","p":68000},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"appeal","w":"Appeal withdrawn"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"221583","type":"Rental","status":"Inactive","businessName":"ROBERT/PATRICIA ECKERT","legalName":"ROBERT/PATRICIA ECKERT","address":"2959 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-06-30","latestIssueDate":"2006-08-15","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"632665","type":"Rental","status":"Inactive","businessName":"VICTOR  M SANCHEZ VASQUEZ (WASKA M SANCHEZ VASQUEZ)","legalName":"VICTOR  M SANCHEZ VASQUEZ","address":"2959 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2014-06-19","latestIssueDate":"2018-02-22","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"0994788","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"Mia Mini Market 2 Inc","legalName":"Mia Mini Market 2 Inc","address":"2959 FRANKFORD AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2025-12-03","latestIssueDate":"2025-12-03","expirationDate":"2026-12-02","inactiveDate":null}],"licenseActivity":[{"number":"0994788","type":"Food Establishment, Retail Perm Location (Large)","businessName":"Mia Mini Market 2 Inc","legalName":"Mia Mini Market 2 Inc","issuedDate":"2025-12-03","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2026-12-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"632665","type":"Rental","businessName":"VICTOR  M SANCHEZ VASQUEZ (WASKA M SANCHEZ VASQUEZ)","legalName":"VICTOR  M SANCHEZ VASQUEZ","issuedDate":"2014-06-19","latestIssueDate":"2018-02-22","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"221583","type":"Rental","businessName":"ROBERT/PATRICIA ECKERT","legalName":"ROBERT/PATRICIA ECKERT","issuedDate":"2004-06-30","latestIssueDate":"2006-08-15","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25074: CLOSED · Withdrawn; related permit 598623. Use permit #543632: 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":"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":"6 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 3, 2016.","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":"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/"}],"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/"}]}