{"asOf":"2026-07-25T01:19:25.122Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-frankford-ave","address":"2216 FRANKFORD AVE","parcelNumber":"871142150","source":"https://property.phila.gov/?p=871142150","ownerType":"owner-occupied","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":"HANAZONO HIROE","coOwner":null,"marketValue":387300,"landAssessment":77460,"improvementAssessment":309840,"livableArea":3228,"yearBuilt":1875,"lastSale":{"price":220000,"date":"2012-04-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"1386612","date":"2009-05-15","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3340815","date":"2014-09-26","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"189478","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-01-13","completedDate":"2012-03-06","violations":[{"number":"1386612","date":"2009-05-15","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"474764","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3340815","date":"2014-09-26","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"14764","date":"2004-05-05","type":"L_INITIAL","status":"FAILED"},{"caseNumber":"14764","date":"2005-09-19","type":"L_FINAL","status":"PASSED"},{"caseNumber":"14764","date":"2005-09-19","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"189478","date":"2009-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189478","date":"2009-01-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189478","date":"2009-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"189478","date":"2009-05-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"189478","date":"2009-07-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"189478","date":"2009-09-09","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2005,"fails":0,"passes":1},{"y":2009,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98012331577324,"lng":-75.12929230601567,"geom":{"type":"Polygon","coordinates":[[[-75.129131008,39.980062791],[-75.129175175,39.980019641],[-75.129456429,39.980188584],[-75.129415228,39.980227403],[-75.129131008,39.980062791]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1848,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2216 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE SECOND FLOOR. FOR NO CHANGE OF USE FROM OFFICE/PROFESSIONAL AND TWO FAMILY HOUSEHOLD LIVING. ROOF DECK ACCESSORY TO RESIDE","status":"Completed","outcome":"Granted","date":"2024-04-03","number":"ZP-2023-007013","relatedPermit":"ZP-2023-007013"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":182300,"taxable":182300,"land":20938,"improvement":161362,"taxableLand":20938,"taxableImprovement":161362,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":182300,"taxable":182300,"land":20938,"improvement":161362,"taxableLand":20938,"taxableImprovement":161362,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":314100,"taxable":314100,"land":62820,"improvement":251280,"taxableLand":62820,"taxableImprovement":251280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":332600,"taxable":332600,"land":66520,"improvement":266080,"taxableLand":66520,"taxableImprovement":266080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":335900,"taxable":335900,"land":67180,"improvement":268720,"taxableLand":67180,"taxableImprovement":268720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":335900,"taxable":335900,"land":67180,"improvement":268720,"taxableLand":67180,"taxableImprovement":268720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":335900,"taxable":335900,"land":67180,"improvement":268720,"taxableLand":67180,"taxableImprovement":268720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":352600,"taxable":352600,"land":70500,"improvement":282100,"taxableLand":70500,"taxableImprovement":282100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":352600,"taxable":352600,"land":70500,"improvement":282100,"taxableLand":70500,"taxableImprovement":282100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":306600,"taxable":306600,"land":61320,"improvement":245280,"taxableLand":61320,"taxableImprovement":245280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":306600,"taxable":306600,"land":61320,"improvement":245280,"taxableLand":61320,"taxableImprovement":245280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":387300,"taxable":387300,"land":77460,"improvement":309840,"taxableLand":77460,"taxableImprovement":309840,"exemptLand":0,"exemptImprovement":0}],"taxNow":4292,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"470840","date":"2013-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-03","scope":"REPLACE MAIN ELECTRICAL SERVICE; INSTALL (5) GANG METER SOCKET FOR (2)APARTMENTS, 1ST FLOOR COMMERCIAL, KILN AND COMMON AREAS, WITH (5) PANELS FOR SAME.... IN ACCORDANCE WITH 2008 NEC"},{"number":"485174","date":"2013-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-30","scope":"REPLACE CURB TRAP, FRESH AIR INLET, MAIN DRAIN, LATERAL AND WATER SERVICE"},{"number":"450608","date":"2014-01-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-01-15","scope":"1ST FLOOR USE TO COMMERCIAL FRONT/RESIDENTIAL REAR. 2ND FLOOR RESIDENTIAL. 3RD FLOOR RESIDENTIAL"},{"number":"474764","date":"2014-01-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS ON THE FIRST FLOOR INCLUDING NEW ACCESSIBLE TOILET ROOM, LOWERING PART OF FLOOR TO CREATE ACCESSIBLE ROUTE, NEW RATED EXIT STAIRS, RATED FLOOR/CEILING ASSEMBLIES FOR EACH FLOOR AND ALL OTHER ALTERATIONS AS PER APPROVED PLANS. SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED FOR SECOND AND THIRD FLOORS PRIOR TO OCCUPANCY. ***REMOVAL OF ASBESTOS REQUIRED PRIOR TO COMMENCEMENT OF WORK***"},{"number":"530158","date":"2014-04-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-21","scope":"APPLY ALUMNINUM CAPPING TO WINDOWS"},{"number":"547762","date":"2014-07-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-11-21","scope":"CHANGE OF CONTRACTOR FOR PERMIT AP# 474764"},{"number":"550498","date":"2014-07-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-22","scope":"WIRE 2 APT ON 2ND AND 3RD FLOOR,WIRE 1ST FLOOR 4 LIGHTS,4 RECEPTACLES,2 SWITCHES AND 2 EXIT SIGNS PER 2008 NEC (MIXED USE)"},{"number":"614260","date":"2015-06-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-09-28","scope":"EXTEND PERMIT # 474764 PURSUANT TO PA ACT 46 & 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS. CALL BUILDING INSPECTOR FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK. THE CONTRACTOR OF RECORD WAS CHANGED AND IS REFLECTED ON THIS PERMIT ACTIVITY. **POST THIS PERMIT**"},{"number":"649877","date":"2015-12-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-12-22","scope":"INTERIOR/EXTERIOR ALTERATIONS, STRUCTURAL REPAIRS AND FRAMING, FIT OUT, UPGRADES, NEW PARTITONS, INTERIOR STAIRS AND ENCLOSURE, FIRE RATED PARTITIONS, CEILINGS, DOORS, TENANT FIT OUT TO EXISTING STRUCTURE COMMERCIAL 1ST FLOOR FRONT & RESIDENTIAL APARTMENTS ABOVE 2ND AND 3RD FLOOR & 1ST FLOOR REAR. BUILDING TO BE FULLY SPRINKELRED. ADDTL PERMTIS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLER & SIGNS"},{"number":"618975","date":"2016-01-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-22","scope":"ALTERATION: INTERIOR PLUMBING FOR A 1ST FLOOR COMMERCIAL SPACE AND (2) DWELLING UNITS ON THE 2ND & 3RD FLOORS,OF A 3-STORY MIXED USE BUILDING. THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004. A SEPARATE PERMIT IS REQUIRED FOR THE BACKFLOW PREVENTION CONTAINMENT DEVICE."},{"number":"670097","date":"2016-02-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM, AMES 2000SS 3\" BACKFLOW PREVENTION ASSEMBLY AND 2\" FIRE SERVICE IN ACCORDANCE WITH NFPA 13 IN THE FIRST FLOOR AND BASEMENT COMMERCIAL AREAS AND NFPA 13R ON SECOND AND THIRD FLOOR RESIDENTIAL AREAS. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"678597","date":"2016-06-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-22","scope":"COMPLETE WIRING OF 2 APTS AND 1 COMMERCIAL SPACE, 80 CIRCUITS TOTAL, 70 OUTLETS, 20 SWITCHES, 50 LIGHTS, 10-120V SMOKES. SERVICE IS EXISTING WITH NO UPGRADES PER 2008 NEC (MIXED USE) INSTALL FIRE ALARM SYSTEM PER NFPA 72 (EAST DISTRICT)"},{"number":"736527","date":"2016-12-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-22","scope":"FOR THE INSTALLATION OF A HVAC MECHANICAL SYSTEM TO INCLUDE NEW DUCTWORK, ASSOCIATED GRILLS/DIFFUSERS/REGISTERS, AND NEW GAS FURNACES AND SPLIT SYSTEM AIR CONDITIONERS. **NO PENETRATIONS OF RATED WALL OR FLOOR/CEILING ASSEMBLIES UNDER THIS PERMIT APPLICATION.**"},{"number":"ZP-2023-007013","date":"2024-02-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LEGALIZATION AND ALTERATION OF AN ADDITION AT THE REAR OF AN EXISTING ATTACHED STRUCTURE WITH ROOF DECK ACCESSED FROM THE SECOND FLOOR. SIZE & LOCATION AS SHOWN ON THE APPLICATION/PLANS."}],"storyTag":"New construction","storyDelta":10,"timeline":[{"y":2014,"k":"permit","w":"Alteration"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[{"number":"482514","type":"Rental","status":"Inactive","businessName":"MARIO DEVITO","legalName":"MARIO DEVITO","address":"2216 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-09-03","latestIssueDate":"2011-03-01","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"757854","type":"Rental","status":"Inactive","businessName":"Sou, LLC","legalName":"Sou, LLC ","address":"2216 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2017-11-20","latestIssueDate":"2025-06-02","expirationDate":"2025-11-19","inactiveDate":"2026-01-18"}],"licenseActivity":[{"number":"757854","type":"Rental","businessName":"Sou, LLC","legalName":"Sou, LLC ","issuedDate":"2017-11-20","latestIssueDate":"2025-06-02","closureDate":"2026-01-18","expirationDate":"2025-11-19","inactiveDate":"2026-01-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"482514","type":"Rental","businessName":"MARIO DEVITO","legalName":"MARIO DEVITO","issuedDate":"2009-09-03","latestIssueDate":"2011-03-01","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $306,600 to $387,300","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":"Appeal #ZP-2023-007013: Completed · Granted; related permit ZP-2023-007013. Use permit #450608: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 474764 (EXPIRED).","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":"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":"4 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 9, 2009.","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":"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":"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/"}]}