{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2423 FRANKFORD AVE","parcelNumber":"871403325","source":"https://property.phila.gov/?p=871403325","ownerType":"absentee","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":"KUPA HATIXHE","coOwner":null,"marketValue":803600,"landAssessment":160700,"improvementAssessment":642900,"livableArea":4018,"yearBuilt":2019,"lastSale":{"price":125000,"date":"2016-10-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"4091755","date":"2016-09-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4091756","date":"2016-09-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4619736","date":"2018-03-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4619737","date":"2018-03-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"556540","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-23","completedDate":"2017-01-09","violations":[{"number":"4091755","date":"2016-09-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4091756","date":"2016-09-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"626054","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-03-23","completedDate":"2018-04-24","violations":[{"number":"4619736","date":"2018-03-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4619737","date":"2018-03-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"16216","date":"2003-12-16","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"16216","date":"2005-06-09","type":"L_FINAL","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98201875671557,"lng":-75.12678668289615,"geom":{"type":"Polygon","coordinates":[[[-75.126679448,39.981966325],[-75.126733461,39.981944789],[-75.126896147,39.982054412],[-75.126857884,39.982093468],[-75.126699245,39.981996652],[-75.126679448,39.981966325]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-013204","type":"Fire Alarm Certification","inspectionDate":"2024-03-22","result":"Certified","expirationDate":"2025-03-22","buildingId":"3000313"},{"number":"BC-2024-013189","type":"Sprinkler Certification","inspectionDate":"2024-03-22","result":"Certified","expirationDate":"2025-03-22","buildingId":"3000313"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1220,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"4 COVE RD, HAINESPORT NJ, 08036","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BYPILOT HOUSE. fOR USE AS TWO-FAMILY HOUSEHOLD DWELLING","status":"CLOSED","outcome":"Denied","date":"2016-04-27","number":"25971","relatedPermit":"631909"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND TWO (2) SEPARATE ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS.\nFOR USE A VACANT COMMERCIAL SPACE ON THE BASEMENT AND 1ST FLOOR FRONT (MINIMUM 30 FT IN","status":"CLOSED","outcome":"Granted with conditions","date":"2017-07-12","number":"29490","relatedPermit":"737637"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":14100,"taxable":14100,"land":14100,"improvement":0,"taxableLand":14100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":14100,"taxable":14100,"land":14100,"improvement":0,"taxableLand":14100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":50900,"taxable":50900,"land":50900,"improvement":0,"taxableLand":50900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":843000,"taxable":168600,"land":168600,"improvement":674400,"taxableLand":168600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":674400},{"y":2022,"v":843000,"taxable":168600,"land":168600,"improvement":674400,"taxableLand":168600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":674400},{"y":2023,"v":885100,"taxable":177000,"land":177000,"improvement":708100,"taxableLand":177000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":708100},{"y":2024,"v":885100,"taxable":177000,"land":177000,"improvement":708100,"taxableLand":177000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":708100},{"y":2025,"v":828300,"taxable":165660,"land":165660,"improvement":662640,"taxableLand":165660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":662640},{"y":2026,"v":828300,"taxable":165660,"land":165660,"improvement":662640,"taxableLand":165660,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":662640},{"y":2027,"v":803600,"taxable":160700,"land":160700,"improvement":642900,"taxableLand":160700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":642900}],"taxNow":2319,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"737637","date":"2018-07-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF ACCESS STRUCTURE. ROOF FOR MECHANICAL ACCESS ONLY. SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE A VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS). NO PARKING OR SIGNS ON THIS APPLICATION. SEE A/P NO 883781 FOR ADMINISTRATIVE REVIEW."},{"number":"883781","date":"2018-07-26","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-07-26","scope":"FOR THE DOCUMENTATION OF THE APPROVAL OF THE CHANGES MADE ON THE ZBA STAMPED PLANS ASSOCIATED WITH A/P NO 737637. FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF ACCESS STRUCTURE. ROOF FOR MECHANICAL ACCESS ONLY. SIZE AND LOCATION AS SHOWN ON PLANS. FOR USE A VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS). NO PARKING OR SIGNS ON THIS APPLICATION."},{"number":"898136","date":"2018-09-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"**CO FOR GROUP R-2 OCCUPANCY ON 2ND-4TH FLRS ONLY** FOR THE ERECTION OF A NEW, FOUR (4) STORY ATTACHED STRUCTURE WITH A ROOF DECK (ABOVE THE FOURTH STORY ROOF), ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), TO BE USED AS VACANT COMMERCIAL SPACE ON THE ENTIRE FIRST FLOOR (SEPARATE USE REGISTRATION PERMIT AND NEWCON/FIT-OUT PERMIT REQUIRED PRIOR TO OCCUPANCY), WITH GROUP R-2 MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ABOVE ON THE 2ND-4TH FLRS, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13; NO SIGNS ON THIS PERMIT; SEE AP#883781 FOR ZONING APPROVAL."},{"number":"919007","date":"2018-10-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"INSTALL 4-2 TON HEAT PUMPS WITH 4 8KW BACKUP PUMPS"},{"number":"909823","date":"2018-10-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"INSTALLATION OF A FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A NEW 2\"FEED MAIN, 2\"RISER, 1 1/2\"CROSS MAIN, 1 1/2\"BRANCH LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"914309","date":"2018-11-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"WIRE THROUGHOUT MIXED USE BLDG FIRE ALARM LIGHTS SWITCHES REC TV PHONE SMOKE AND C/O DETECTORS INSTALL 600AMP SERVICE WITH 5 METERS HP UNIT 1, U2, U3, AND COMMERCIAL SPACE"},{"number":"913177","date":"2018-12-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"NEW CONSTRUCTION:R-2 OCCUPANCY ON 2ND-4TH FLRS ONLY** FOR THE ERECTION OF A NEW, FOUR (4) STORY ATTACHED STRUCTURE WITH A ROOF DECK (ABOVE THE FOURTH STORY ROOF), ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), TO BE USED AS VACANT COMMERCIAL SPACE ON THE ENTIRE FIRST FLOOR; 3 WC,3 LAS,3 TUBS,1 ROOF DRAIN,3 HUB DRAINS,3 LAUNDRY,3 KITCHEN,3 DISHWASHERS,3 GARBAGE DISPOSALS,2 AREAS AND 3 HWH,(2)1\" SERVICES,CURB TRAP AND FAI (MIXED USE) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1007367","date":"2019-09-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-09-04","scope":"FOR A PERSONAL SERVICE( DANCE FITNESS STUDIO) FROM BASEMENT THROUGH FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING THREE(3) APARTMENTS ABOVE. NO SIGN ON THIS APPLICATION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"land","p":125000},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"808915","type":"Rental","status":"Inactive","businessName":"HATIXHE KUPA","legalName":"HATIXHE KUPA ","address":"2423 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-04-10","latestIssueDate":"2022-06-13","expirationDate":"2023-04-09","inactiveDate":"2023-06-08"}],"licenseActivity":[{"number":"808915","type":"Rental","businessName":"HATIXHE KUPA","legalName":"HATIXHE KUPA ","issuedDate":"2019-04-10","latestIssueDate":"2022-06-13","closureDate":"2023-06-08","expirationDate":"2023-04-09","inactiveDate":"2023-06-08","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1556% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $50,900 to $843,000","no permit shown in 2020-2022"],"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 #25971: CLOSED · Denied; related permit 631909. Use permit #737637: 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":"Fire Alarm Certification: Certified through Mar 22, 2025; Sprinkler Certification: Certified through Mar 22, 2025","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-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":"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/"}]}