{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2566 FRANKFORD AVE","parcelNumber":"871402365","source":"https://property.phila.gov/?p=871402365","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"BELI LLC","coOwner":null,"marketValue":625900,"landAssessment":125180,"improvementAssessment":500720,"livableArea":4536,"yearBuilt":2017,"lastSale":{"price":70000,"date":"2015-07-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"1151839","date":"2008-04-29","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1151838","date":"2008-04-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2440377","date":"2012-05-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2440378","date":"2012-05-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"157414","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-04-29","completedDate":"2008-12-18","violations":[{"number":"1151839","date":"2008-04-29","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1151838","date":"2008-04-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"328001","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-05-14","completedDate":"2012-06-05","violations":[{"number":"2440377","date":"2012-05-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2440378","date":"2012-05-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2012,"n":2,"worst":null}],"investigations":[{"caseNumber":"34747","date":"2004-11-18","type":"L_CLIP","status":"FAILED"},{"caseNumber":"34747","date":"2008-04-28","type":"L_CLIP","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.984863670404415,"lng":-75.12465931436202,"geom":{"type":"Polygon","coordinates":[[[-75.124561539,39.984785749],[-75.124793824,39.984904793],[-75.124762036,39.984941494],[-75.12452672,39.984825608],[-75.124561539,39.984785749]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-013369","type":"Sprinkler Certification","inspectionDate":"2023-04-24","result":"Certified","expirationDate":"2024-04-24","buildingId":"1542512"},{"number":"BC-2024-017339","type":"Sprinkler Certification","inspectionDate":"2024-04-03","result":"Certified","expirationDate":"2025-04-03","buildingId":"1542512"},{"number":"BC-2024-024134","type":"Sprinkler Certification","inspectionDate":"2024-05-23","result":"Certified","expirationDate":"2025-05-23","buildingId":"1542512"},{"number":"BC-2025-014904","type":"Sprinkler Certification","inspectionDate":"2025-05-05","result":"Certified","expirationDate":"2026-05-05","buildingId":"1542512"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1422,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2502 E CLEARFIELD ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE TO INCLUDE A ROOF DECK ACCESSED BY A PILOT HOUSE AND DECKS(BALCONY) ON SECOND, THIRD AND FOURTH FLOOR AND A CELLAR FOR USE AS A VACANT COMMERCIAL ON THE FIRST FLOOR AND MULTI-FAMILY HOUSEHOLD","status":"CLOSED","outcome":"Granted with conditions","date":"2015-11-17","number":"26049","relatedPermit":"631108"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":14900,"taxable":14900,"land":14900,"improvement":0,"taxableLand":14900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":934200,"taxable":186840,"land":186840,"improvement":747360,"taxableLand":186840,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747360},{"y":2020,"v":943500,"taxable":188700,"land":188700,"improvement":754800,"taxableLand":188700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":754800},{"y":2021,"v":943500,"taxable":188700,"land":188700,"improvement":754800,"taxableLand":188700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":754800},{"y":2022,"v":943500,"taxable":188700,"land":188700,"improvement":754800,"taxableLand":188700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":754800},{"y":2023,"v":990600,"taxable":198100,"land":198100,"improvement":792500,"taxableLand":198100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":792500},{"y":2024,"v":990600,"taxable":198100,"land":198100,"improvement":792500,"taxableLand":198100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":792500},{"y":2025,"v":935000,"taxable":187000,"land":187000,"improvement":748000,"taxableLand":187000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":748000},{"y":2026,"v":935000,"taxable":187000,"land":187000,"improvement":748000,"taxableLand":187000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":748000},{"y":2027,"v":625900,"taxable":625900,"land":125180,"improvement":500720,"taxableLand":125180,"taxableImprovement":500720,"exemptLand":0,"exemptImprovement":0}],"taxNow":2618,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"631108","date":"2016-02-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-02-05","scope":"ERECTION OF A 4-STORY STRUCTURE WITH CELLAR; 2ND, 3RD, & 4TH FLOOR FRONT BAYS; ROOF DECK OVER 4-STORY PORTION AND A STAIRPENT TO ACCESS ROOF DECK FOR USE AS ONE RETAIL AND 3 APARTMENTS"},{"number":"666752","date":"2016-03-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-10-25","scope":"ERECTION OF A FOUR STORY, SINGLE-EXIT STRUCTURE WITH CELLAR AND BAYS(2ND, 3RD & 4TH FLOOR) FOR USE AS A COMMERCIAL SPACE @ 1ST FLOOR AND BASEMENT (SEPARATE TENANT FIT-OUT AND CERT OF OCC PERMIT REQ'D), AND THREE APARTMENTS - ONE SINGLE LEVEL UNIT @ 2ND FLOOR, AND TWO BI-LEVEL UNITS AT 3RD AND 4TH FLOORS. PILOT HOUSE ABOVE 4TH FLOOR ROOF FOR ACCESS TO ROOF FOR MAINTENANCE ONLY. OOCCUPIED ROOF DECK NOT INCLUDED UNDER THIS PERMIT. BLDG TO BE FULLY SPRINKLERED."},{"number":"690527","date":"2016-05-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-11","scope":"INSTALLATION OF (3) SELF-CONTAINED HEAT PUMP SYSTEMS ON THE 2ND, 3RD AND 4TH FLOORS APARTMENT UNITS(INCLUDING DUCTWORK). INSTALLATION OF (2) HVAC SELF-CONTAINED UNITS FOR 1ST FLOOR VACANT COMMERCIAL SPACE (INCLUDING DUCTWORK). INSTALLATION OF (1) SELF-CONTAINED HVAC UNIT IN THE BASEMENT (INCLUDING DUCTWORK). ALL A/C UNITS ON GROUND FLOOR. NO PENETRATION OF FIRE RATED WALLS. SELF-CONTAINED."},{"number":"685052","date":"2016-05-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"INSTALLING NEW WIRING THROUGHOUT, NEW 400 AMP SERVICE, NEW LIGHT FIXTURES SWITCHES OUTLETS, GFCI SMOKES PER 2008 NEC (MIXED USE)INSTALL STROBES,HORN STROBES AND PULL STATION PER NFPA 72"},{"number":"684381","date":"2016-07-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-25","scope":"INTERIOR NEW CONSTRUCTION MIXED USE PROPERTY - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"689133","date":"2016-07-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-18","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13 & 13R"},{"number":"717713","date":"2016-08-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-14","scope":"INSTALL 5\" LATERAL, HOUSE TRAP, HOUSE DRAIN, FAI AND FOUR 3/4 WATER SERVICE.SEE P1 OF PERMIT#684381 PLANS SHOWING FOUR 3/4 WATER SERVICES COMING INTO THE BUILDING-PA1#20162220673-\"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\""}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"land","p":70000},{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"784972","type":"Rental","status":"Active","businessName":"BELI LLC","legalName":"BELI LLC","address":"2566 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-08-02","latestIssueDate":"2025-09-03","expirationDate":"2026-08-01","inactiveDate":null}],"licenseActivity":[{"number":"784972","type":"Rental","businessName":"BELI LLC","legalName":"BELI LLC","issuedDate":"2018-08-02","latestIssueDate":"2025-09-03","closureDate":null,"expirationDate":"2026-08-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #26049: CLOSED · Granted with conditions; related permit 631108. Use permit #631108: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 5, 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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 28, 2008.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 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/"}]}