{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2568 FRANKFORD AVE","parcelNumber":"871541085","source":"https://property.phila.gov/?p=871541085","ownerType":"investor","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":"2658 FRANKFORD AVE LLC","coOwner":null,"marketValue":469400,"landAssessment":93880,"improvementAssessment":375520,"livableArea":3402,"yearBuilt":2016,"lastSale":{"price":1,"date":"2016-10-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"842594","date":"2008-02-19","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"842593","date":"2008-02-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2440382","date":"2012-05-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2440381","date":"2012-05-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"147388","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-19","completedDate":"2010-01-26","violations":[{"number":"842594","date":"2008-02-19","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"842593","date":"2008-02-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"328002","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-05-14","completedDate":"2012-06-05","violations":[{"number":"2440382","date":"2012-05-14","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2440381","date":"2012-05-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2012,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98490517544039,"lng":-75.12462613547308,"geom":{"type":"Polygon","coordinates":[[[-75.124695105,39.98496964],[-75.124489809,39.98486811],[-75.12452672,39.984825608],[-75.124762036,39.984941494],[-75.124725211,39.984985014],[-75.124695105,39.98496964]]]},"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":1422,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"431 EDINBURGH PL, MARLBORO NJ, 07746","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE ((MAXIMUM HEIGHT NTE 38 FEET) WITH A ROOF DECK ABOVE ACCESSED BY THREE (3) PILOT HOUSES, FOR USE AS THREE DWELLING UNITS. (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)","status":"CLOSED","outcome":"Withdrawn","date":"2015-07-14","number":"24784","relatedPermit":"586409"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"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":2017,"v":680400,"taxable":14900,"land":14900,"improvement":665500,"taxableLand":14900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":665500},{"y":2018,"v":680400,"taxable":136000,"land":136000,"improvement":544400,"taxableLand":136000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":544400},{"y":2019,"v":700400,"taxable":140080,"land":140080,"improvement":560320,"taxableLand":140080,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560320},{"y":2020,"v":707400,"taxable":141480,"land":141480,"improvement":565920,"taxableLand":141480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":565920},{"y":2021,"v":707400,"taxable":141480,"land":141480,"improvement":565920,"taxableLand":141480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":565920},{"y":2022,"v":707400,"taxable":141480,"land":141480,"improvement":565920,"taxableLand":141480,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":565920},{"y":2023,"v":742700,"taxable":148500,"land":148500,"improvement":594200,"taxableLand":148500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":594200},{"y":2024,"v":742700,"taxable":148500,"land":148500,"improvement":594200,"taxableLand":148500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":594200},{"y":2025,"v":701200,"taxable":140240,"land":140240,"improvement":560960,"taxableLand":140240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560960},{"y":2026,"v":701200,"taxable":140240,"land":140240,"improvement":560960,"taxableLand":140240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":560960},{"y":2027,"v":469400,"taxable":93880,"land":93880,"improvement":375520,"taxableLand":93880,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":375520}],"taxNow":1963,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"624065","date":"2015-07-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-20","scope":"ERECT A STRUCTURE FOR COMMERCIAL AND TWO RESIDENTIAL DWELLING UNITS"},{"number":"639811","date":"2015-10-26","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"FOR THE NEW CONSTRUCTION OF A THREE (3) STORY SEMI ATTACHED STRUCTURE WITH VACANT COMMERCIAL SPACE AND TWO (2) DWELLING UNITS AS PER PLANS. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR COMMERCIAL SPACE. RESIDENTIAL SPACE MUST BE PROTECTED WITH FIRE SUPPRESSION SYSTEM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION SYSTEM."},{"number":"661879","date":"2016-01-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-17","scope":"INSTALLATION OF FIRE SUPPRSSION SYSTEM."},{"number":"659483","date":"2016-01-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-02","scope":"INSTALLING NEW 400AMP SERVICE,WIRING,OUTLETS,SWITHCES,GFCI'S AND LIGHTS FIXTURES PER 2008 NEC (MIXED USE)INSTALL FIRE ALARM PULL STATIONS,SMOKES,STROBES,HORN STROBES PER NFPA 72"},{"number":"665933","date":"2016-01-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-02","scope":"INSTALL (3) HVAC SYSTEM WITH DUCTWORK. (MIXED-USE)"},{"number":"663292","date":"2016-05-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-18","scope":"INTERIOR PLUMBING CONSTRUCTION FOR A NEW (3)STORY MIXED-USE STRUCTURE (VACANT COMMERCIAL & TWO-DWELLING UNITS) - EXTERIOR, BACKFLOW PREVENTION CONTAINMENT DEVICE & 1-1/2\"WATER/6\" SEWER CONNECTIONS TO THE CITY MAIN(S) REQUIRE SEPARATE PERMIT(S) - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"708357","date":"2016-07-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-21","scope":"INSTALL 6\" LATERAL,CURB TRAP AND PIPE TO BASEMENT AND 1.5 COPPER WATER LINE TO BASMENT PA20161943406 (MIXE USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"713396","date":"2016-10-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-04-11","scope":"AMEND PERMIT #639811 TO CHANGE BUILDIG HEIGHT AND ERECT A METAL STEPS AND HANDICAP LIFT @ 1ST FLOOR COMMERCIAL SPACE ENTRANCE FORM STREET LEVEL AS PER PLANS."},{"number":"734852","date":"2016-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-25","scope":"INSTALL A BACKFLOW PREVENTION DEVICE (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"742348","date":"2016-12-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"T C O FOR RESIDENTIAL UNITS \"B' & \"C' ONLY."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"appeal","w":"Appeal withdrawn"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Administrative"}],"rented":true,"licenses":[{"number":"723638","type":"Rental","status":"Inactive","businessName":"2568 FRANKFORD AVE LLC","legalName":"2568 FRANKFORD AVE LLC","address":"2568 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-12-18","latestIssueDate":"2016-12-18","expirationDate":"2017-12-17","inactiveDate":"2018-02-15"},{"number":"909712","type":"Rental","status":"Active","businessName":"2568 Frankford Ave LLC","legalName":"2568 Frankford Ave LLC","address":"2568 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-11-01","latestIssueDate":"2025-11-04","expirationDate":"2026-10-31","inactiveDate":null}],"licenseActivity":[{"number":"909712","type":"Rental","businessName":"2568 Frankford Ave LLC","legalName":"2568 Frankford Ave LLC","issuedDate":"2016-12-18","latestIssueDate":"2025-11-04","closureDate":null,"expirationDate":"2026-10-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #24784: CLOSED · Withdrawn; related permit 586409. Use permit #624065: 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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (431 EDINBURGH PL, MARLBORO NJ, 07746).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}