{"asOf":"2026-07-25T01:19:25.122Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-frankford-ave","address":"2223 FRANKFORD AVE","parcelNumber":"871541120","source":"https://property.phila.gov/?p=871541120","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"L50","buildingCodeNew":"820","buildingClass":"S/D OFF/STR 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"P&A VENTURES LLC","coOwner":"M&T PROPERTY LLC","marketValue":291600,"landAssessment":58320,"improvementAssessment":233280,"livableArea":2315,"yearBuilt":1875,"lastSale":{"price":648500,"date":"2024-07-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"749518","date":"2007-11-14","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"749519","date":"2007-11-28","code":"PM-406.2/7","title":"HEAT AUTO CONTROLS DEFECTIV-RE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"134821","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-11-14","completedDate":"2007-12-12","violations":[{"number":"749518","date":"2007-11-14","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"749519","date":"2007-11-28","code":"PM-406.2/7","title":"HEAT AUTO CONTROLS DEFECTIV-RE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null}],"investigations":[{"caseNumber":"134821","date":"2007-11-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"134821","date":"2007-11-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"134821","date":"2007-12-12","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97994795907863,"lng":-75.12878651434838,"geom":{"type":"Polygon","coordinates":[[[-75.128645127,39.97989322],[-75.12869015,39.979863791],[-75.128923235,39.979999594],[-75.128887564,39.98003505],[-75.128645127,39.97989322]]]},"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":1312,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"333 MULLICA RD, MULLICA HILL NJ, 08062","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF A TRIPLEX IN AN ATTACHED STRUCTURE USED SOLELY FOR DWELLING PURPOSES.","status":"CLOSED","outcome":"Withdrawn","date":"2007-12-14","number":"1918","relatedPermit":null},{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR A SIT-DOWN RESTAURANT AT FIRST FLOOR WITH RETAIL SALE OF FOOD BEVERAGES AND GROCERIES IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2021-10-26","number":"ZP-2021-005160","relatedPermit":"ZP-2021-005160"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":258300,"taxable":240300,"land":18300,"improvement":240000,"taxableLand":18300,"taxableImprovement":222000,"exemptLand":0,"exemptImprovement":18000},{"y":2017,"v":258300,"taxable":240300,"land":18300,"improvement":240000,"taxableLand":18300,"taxableImprovement":222000,"exemptLand":0,"exemptImprovement":18000},{"y":2018,"v":225300,"taxable":207300,"land":45060,"improvement":180240,"taxableLand":45060,"taxableImprovement":162240,"exemptLand":0,"exemptImprovement":18000},{"y":2019,"v":238900,"taxable":214900,"land":47780,"improvement":191120,"taxableLand":47780,"taxableImprovement":167120,"exemptLand":0,"exemptImprovement":24000},{"y":2020,"v":241200,"taxable":217200,"land":48240,"improvement":192960,"taxableLand":48240,"taxableImprovement":168960,"exemptLand":0,"exemptImprovement":24000},{"y":2021,"v":241200,"taxable":217200,"land":48240,"improvement":192960,"taxableLand":48240,"taxableImprovement":168960,"exemptLand":0,"exemptImprovement":24000},{"y":2022,"v":241200,"taxable":217200,"land":48240,"improvement":192960,"taxableLand":48240,"taxableImprovement":168960,"exemptLand":0,"exemptImprovement":24000},{"y":2023,"v":193200,"taxable":173977,"land":38640,"improvement":154560,"taxableLand":38640,"taxableImprovement":135337,"exemptLand":0,"exemptImprovement":19223},{"y":2024,"v":193200,"taxable":173976.6,"land":38640,"improvement":154560,"taxableLand":38640,"taxableImprovement":135336.6,"exemptLand":0,"exemptImprovement":19223.4},{"y":2025,"v":230800,"taxable":230800,"land":46160,"improvement":184640,"taxableLand":46160,"taxableImprovement":184640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":230800,"taxable":230800,"land":46160,"improvement":184640,"taxableLand":46160,"taxableImprovement":184640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":291600,"taxable":291600,"land":58320,"improvement":233280,"taxableLand":58320,"taxableImprovement":233280,"exemptLand":0,"exemptImprovement":0}],"taxNow":3231,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"208741","date":"2009-04-03","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":null,"scope":null},{"number":"208738","date":"2009-04-03","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":null,"scope":null},{"number":"306663","date":"2010-12-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-24","scope":"REHABILITATION OF EXISTING FACADE AND CONSTRUCTION OF NEW DOOR OPENING IN EXISTING EXTEIROR WALL. NO CHANGE TO THE CONFIGURATION OF THE 1ST FLOOR ENTRANCE; REPAIR AND ALTERATIONS ONLY. ALL WORK SHAL COMPLY WITH THE APPROVED PLANS. THE WORK ACTIVITY SHALL BE PERFORMED BY A LICENSED CONTRACTOR REGISTERED WITH THE CITY OF PHILADELPHIA."},{"number":"324549","date":"2011-02-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-02-10","scope":"ZONING FOR ARTS INSTRUCTION"},{"number":"ZP-2021-005160","date":"2021-10-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2021-009118","date":"2022-01-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-31","scope":"AMENDMENT: FOR THE AMENDMENT OF CP-2021-009118 TO DOCUMENT CHANGE IN LAYOUT AS SHOWN PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ORIGINAL: FOR LEVEL II ALTERATIONS TO AN EXISING TENANT SPACE ON THE GROUND FLOOR LEVEL FOR USE AS A SIT DOWN RESTAURANT/MERCANTILE OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-000534","date":"2022-01-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-24","scope":"Plumbing Permit (Interior) for combo CP-2021-009118"},{"number":"EP-2021-014626","date":"2022-02-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-24","scope":"Wiring for new walk in cooler and condenser as per plans. Wiring for new mini-split system as per plans. Wiring and installation of 1 new exterior receptacle. Wiring and installation of 2 new emergency lights tied to existing local lighting circuit. As per 2017 NEC"}],"storyTag":"Renovated & sold on","storyDelta":16.53,"timeline":[{"y":2008,"k":"sale","p":140000},{"y":2009,"k":"permit","w":"Fast form building"},{"y":2009,"k":"permit","w":"Fast form building"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Use"},{"y":2018,"k":"sale","p":545000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"sale","p":648500}],"rented":false,"licenses":[{"number":"260695","type":"Rental","status":"Inactive","businessName":"QUAKER CITY HOMES INC","legalName":"QUAKER CITY HOMES INC","address":"2223 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-12-16","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"327726","type":"Rental","status":"Inactive","businessName":"GOLOMBECK YECHEZKEL (GUMBO BROS)","legalName":"GOLOMBECK YECHEZKEL","address":"2223 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-07-25","latestIssueDate":"2008-02-28","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"885573","type":"Rental","status":"Inactive","businessName":"Fishtown Capital LLC","legalName":"Fishtown Capital LLC","address":"2223 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-01-18","latestIssueDate":"2023-12-04","expirationDate":"2025-01-17","inactiveDate":"2025-03-18"},{"number":"890552","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Brewery ARS, LLC (Brewery ARS)","legalName":"Brewery ARS, LLC","address":"2223 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-03-25","latestIssueDate":"2026-03-24","expirationDate":"2027-03-24","inactiveDate":null}],"licenseActivity":[{"number":"890552","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Brewery ARS, LLC (Brewery ARS)","legalName":"Brewery ARS, LLC","issuedDate":"2022-03-25","latestIssueDate":"2026-03-24","closureDate":null,"expirationDate":"2027-03-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"885573","type":"Rental","businessName":"Fishtown Capital LLC","legalName":"Fishtown Capital LLC","issuedDate":"2022-01-18","latestIssueDate":"2023-12-04","closureDate":"2025-03-18","expirationDate":"2025-01-17","inactiveDate":"2025-03-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327726","type":"Rental","businessName":"GOLOMBECK YECHEZKEL (GUMBO BROS)","legalName":"GOLOMBECK YECHEZKEL","issuedDate":"2005-07-25","latestIssueDate":"2008-02-28","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"260695","type":"Rental","businessName":"QUAKER CITY HOMES INC","legalName":"QUAKER CITY HOMES INC","issuedDate":"2004-12-16","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $230,800 to $291,600","no permit shown in 2026-2028"],"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 #1918: CLOSED · Withdrawn. Use permit #324549: 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 12, 2007.","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 2 historical violations across 1 case.","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/"}]}