{"asOf":"2026-07-26T01:35:59.897Z","block":"7200-7299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7200-7299-frankford-ave","address":"7228 FRANKFORD AVE","parcelNumber":"871241850","source":"https://property.phila.gov/?p=871241850","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"ZHANG FRANKFORD HOLDINGS LLC","coOwner":null,"marketValue":216200,"landAssessment":43200,"improvementAssessment":173000,"livableArea":1864,"yearBuilt":1940,"lastSale":{"price":498000,"date":"2022-04-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1512011","date":"2009-11-02","code":"PM-302.4/8","title":"DRAINAGE-YARD DRAIN 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INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-087145","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-09","completedDate":"2024-10-17","violations":[{"number":"VI-2024-067401","date":"2024-08-09","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2024-10-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067402","date":"2024-08-09","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"COMPLIED","resolutionDate":"2024-10-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067399","date":"2024-08-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-10-17","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067400","date":"2024-08-09","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-10-17","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":11,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"219427","date":"2009-11-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"219427","date":"2009-12-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"225672","date":"2010-01-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"225672","date":"2010-03-01","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2024-087145","date":"2024-08-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-087145","date":"2024-10-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03624281991114,"lng":-75.04254202657731,"geom":{"type":"Polygon","coordinates":[[[-75.042610411,40.036348042],[-75.042401211,40.036151018],[-75.042456415,40.036121433],[-75.042683141,40.036334926],[-75.042627247,40.036363898],[-75.042610411,40.036348042]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-005778","type":"Fire Alarm Certification","inspectionDate":"2021-10-19","result":"Certified","expirationDate":"2022-10-19","buildingId":"1275425"},{"number":"BC-2022-014035","type":"Fire Alarm Certification","inspectionDate":"2022-10-06","result":"Certified","expirationDate":"2023-10-06","buildingId":"1275425"},{"number":"BC-2023-020207","type":"Fire Alarm Certification","inspectionDate":"2023-10-03","result":"Certified","expirationDate":"2024-10-03","buildingId":"1275425"},{"number":"BC-2024-028782","type":"Fire Alarm Certification","inspectionDate":"2024-10-11","result":"Certified","expirationDate":"2025-10-11","buildingId":"1275425"},{"number":"BC-2025-028325","type":"Fire Alarm Certification","inspectionDate":"2025-10-28","result":"Certified","expirationDate":"2026-10-28","buildingId":"1275425"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":null,"lotArea":1807,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2050 PINE RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":194400,"taxable":194400,"land":18100,"improvement":176300,"taxableLand":18100,"taxableImprovement":176300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":194400,"taxable":194400,"land":18100,"improvement":176300,"taxableLand":18100,"taxableImprovement":176300,"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":149900,"taxable":149900,"land":29980,"improvement":119920,"taxableLand":29980,"taxableImprovement":119920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":149900,"taxable":149900,"land":29980,"improvement":119920,"taxableLand":29980,"taxableImprovement":119920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":167200,"taxable":167200,"land":33440,"improvement":133760,"taxableLand":33440,"taxableImprovement":133760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":167200,"taxable":167200,"land":33440,"improvement":133760,"taxableLand":33440,"taxableImprovement":133760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":216200,"taxable":216200,"land":43200,"improvement":173000,"taxableLand":43200,"taxableImprovement":173000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2340,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"160936","date":"2008-06-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-06-26","scope":"USE CHANGE FROM VACANT TO A HAIR SALON ON FIRST FLOOR IN SAME BUILDING WITH ONE EXISTING APARTMENT ON THE SECOND FLOOR"},{"number":"163351","date":"2008-07-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-07-09","scope":"PUT TWO SIGNS IN FRONT OF THE BUILDING"},{"number":"253071","date":"2010-01-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-15","scope":"1 VISTA 32 FACP, 1 ANNUNCIATOR KEYPAD, 5 SMOKE DETECTORS, 2 HORN/STROBES, 1 HORN, 2 PULL STATIONS, 1 110V SMOKE, CARBON MONOXIDE DETECTOR AS PER NFPA 72 (EAST DISTRICT)"},{"number":"313249","date":"2010-11-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-12-16","scope":"REPLACE DAMAGED STORE FRONT, REMOVE NON BEARING WALL, REPLACE DAMAGED ROLL DOWN GATE WITH NEW ROLL DOWN GATE AND REPLACE AND REPAIR DRYWALL AS NECESSARY FOR HAIR SALON."},{"number":"628570","date":"2015-10-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-06","scope":"PROPOSED CORRECTION TO THE PREVIOS SIGN APPROVAL FOR NON ILLUMINATED TO EXTERNAL ILLUMINATED. PLEASE SEE THE ATTACHMENT FORM PREVIOUS APPLICATION AND PLANS.PROPOSED TWO NEW NEON SIGN FOR WINDOW. PLEASE SEE THE PROPOSED PLANS."}],"storyTag":"Renovated & sold on","storyDelta":4.93,"timeline":[{"y":2008,"k":"permit","w":"Zoning/use"},{"y":2009,"k":"viol","w":"11 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2010,"k":"permit","w":"Alteration"},{"y":2015,"k":"sale","p":215000},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2022,"k":"sale","p":498000},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"242177","type":"Rental","status":"Inactive","businessName":"ANDREW L NGUYEN","legalName":"ANDREW L NGUYEN","address":"7228 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-06","latestIssueDate":"2015-02-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"241730","type":"Rental","status":"Inactive","businessName":"ANDREW L NGUYEN","legalName":"ANDREW L NGUYEN","address":"7228 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-10-06","latestIssueDate":"2004-10-06","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"242177","type":"Rental","businessName":"ANDREW L NGUYEN","legalName":"ANDREW L NGUYEN","issuedDate":"2004-05-06","latestIssueDate":"2015-02-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #160936: 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":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 17, 2024.","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 16 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 28, 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/"}]}