{"asOf":"2026-07-25T02:38:06.069Z","block":"1800-1899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-frankford-ave","address":"1862 FRANKFORD AVE","parcelNumber":"871524713","source":"https://property.phila.gov/?p=871524713","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S70","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 4 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"HAPPY INVESTMENTS LLC","coOwner":null,"marketValue":380000,"landAssessment":76000,"improvementAssessment":304000,"livableArea":2754,"yearBuilt":2015,"lastSale":{"price":540000,"date":"2015-06-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2626364","date":"2012-10-31","code":"PM-302.2/4","title":"EXT A-VACANT LOT 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PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"465885","date":"2015-01-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"465885","date":"2015-03-04","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97837864838527,"lng":-75.13093790921012,"geom":{"type":"Polygon","coordinates":[[[-75.130833152,39.978348692],[-75.130871887,39.978309275],[-75.131042666,39.978408605],[-75.131003933,39.978448022],[-75.130833152,39.978348692]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-011837","type":"Sprinkler Certification","inspectionDate":"2023-04-26","result":"Certified","expirationDate":"2024-04-26","buildingId":"1016837"},{"number":"BC-2023-020537","type":"Special Hazards Certification","inspectionDate":"2023-10-03","result":"Certified","expirationDate":"2024-10-03","buildingId":"1016837"},{"number":"BC-2024-011337","type":"Sprinkler Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1016837"},{"number":"BC-2024-011339","type":"Fire Alarm Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1016837"},{"number":"BC-2025-010082","type":"Fire Alarm Certification","inspectionDate":"2025-04-10","result":"Certified","expirationDate":"2026-04-10","buildingId":"1016837"},{"number":"BC-2026-018446","type":"Sprinkler Certification","inspectionDate":"2026-04-07","result":"Certified","expirationDate":"2027-04-07","buildingId":"1016837"},{"number":"BC-2026-012150","type":"Fire Alarm Certification","inspectionDate":"2026-04-14","result":"Certified","expirationDate":"2027-04-14","buildingId":"1016837"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1080,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3314 SALMON STREET, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":510000,"taxable":16000,"land":16000,"improvement":494000,"taxableLand":16000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":494000},{"y":2017,"v":510000,"taxable":16000,"land":16000,"improvement":494000,"taxableLand":16000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":494000},{"y":2018,"v":357400,"taxable":71480,"land":71480,"improvement":285920,"taxableLand":71480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":285920},{"y":2019,"v":567500,"taxable":113500,"land":113500,"improvement":454000,"taxableLand":113500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":454000},{"y":2020,"v":573100,"taxable":114620,"land":114620,"improvement":458480,"taxableLand":114620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":458480},{"y":2021,"v":573100,"taxable":114620,"land":114620,"improvement":458480,"taxableLand":114620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":458480},{"y":2022,"v":573100,"taxable":114620,"land":114620,"improvement":458480,"taxableLand":114620,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":458480},{"y":2023,"v":601700,"taxable":120300,"land":120300,"improvement":481400,"taxableLand":120300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":481400},{"y":2024,"v":601700,"taxable":120300,"land":120300,"improvement":481400,"taxableLand":120300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":481400},{"y":2025,"v":600100,"taxable":120020,"land":120020,"improvement":480080,"taxableLand":120020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":480080},{"y":2026,"v":600100,"taxable":600100,"land":120020,"improvement":480080,"taxableLand":120020,"taxableImprovement":480080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":380000,"taxable":380000,"land":76000,"improvement":304000,"taxableLand":76000,"taxableImprovement":304000,"exemptLand":0,"exemptImprovement":0}],"taxNow":8400,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"460835","date":"2013-04-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-04-04","scope":"RELOCATION OF LOT LINES TO CREATE (14) LOTS FROM (3). **SEE A/P 444716 FOR PLANS**"},{"number":"483105","date":"2013-09-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-12","scope":"LOTS 8-14 TO CONTAIN VACANT COMMERCIAL SPACE AT CELLAR-1ST FLOOR AND A SINGLE FAMILY DWELLING AT 2ND-4TH **SEE A/P# 483099 FOR PLANS**"},{"number":"525386","date":"2014-06-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-04-06","scope":"FOR ERECTION OF FOUR (4) STORY ATTACHED STRUCTURE AS PER PLANS. STRUCTURE TO BE FULLY SPRINKLERED PER NFPA 13. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY FOR SINGLE FAMILY DWELLING ON SECOND THROUGH FOURTH FLOORS ONLY. FOUNDATION TO INCLUDE UNDERPINNING. SERPERATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR FIRST FLOOR VACANT COMMERCIAL SPACE. SEE A/P #525376 FOR PLANS."},{"number":"573824","date":"2014-11-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-06","scope":"INSTALL 3 80,000 BTU 95% GAS FURNACES WITH AIR AND RELATED DUCT WORK,ONE IN BASEMENT,ONE ON 2ND FL AND ONE ON 3RD FL."},{"number":"575140","date":"2014-12-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-04-06","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM. 13R, 2\" SERVICE"},{"number":"573478","date":"2014-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLING NEW FIRE ALARM SYSTEM PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"578799","date":"2015-01-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-06-12","scope":"COMPLETE WIRING THROUGHOUT,200AMP UNDERGROUND SERVICE,3 PANELS SMOKE AND CO DETECTORS THROUGHOUT,ALL PROPER GROUNDING AND BONDING ALL WORK AS PER 2008 NEC (EAST DISTRICT)"},{"number":"581722","date":"2015-03-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-06","scope":"INTERIOR PLUMBING CONSTRUCTION TO A POINT 5'-0\" OUTSIDE ONLY FOR A NEW MIXED USE BUILDING (VACANT COMMERCIAL AND SINGLE-FAMILY) - NOTE: ADDITIONAL PERMIT(S) REQUIRED FOR THE BACKFLOW PREVENTION CONTAINMENT DEVICE AT THE WATER METER, EXTERIOR PLUMBING AND THE SEWER/WATER CONNECTIONS TO THE CITY MAINS - AN AREA DRAIN IS REQUIRED ON THE PREMISES TO COMPLY WITH SECTION P-715 OF THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"720301","date":"2016-09-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-19","scope":"INSTALL NEW RP2 3/4 BACKFLOW PREVENTER ON WATER SUPPLY TO COMMERCIAL SECTION OF WATTS 009M3QT"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"sale","p":540000},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"773347","type":"Rental","status":"Active","businessName":"Happy Investments, LLC (Happy Investments, LLC)","legalName":"Happy Investments, LLC","address":"1862 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-04-18","latestIssueDate":"2026-03-04","expirationDate":"2027-04-17","inactiveDate":null}],"licenseActivity":[{"number":"773347","type":"Rental","businessName":"Happy Investments, LLC (Happy Investments, LLC)","legalName":"Happy Investments, LLC","issuedDate":"2018-04-18","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-04-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #483105: 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 Apr 7, 2027; Special Hazards Certification: Certified through Oct 3, 2024; Fire Alarm Certification: Certified through Apr 14, 2027","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 Mar 4, 2015.","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 7 historical violations across 4 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/"}]}