{"asOf":"2026-07-25T17:48:20.241Z","block":"2300-2399 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-frankford-ave","address":"2311 FRANKFORD AVE","parcelNumber":"871541140","source":"https://property.phila.gov/?p=871541140","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":"FRANKFORD COLLINS ASSOCIATES LLC","coOwner":null,"marketValue":270500,"landAssessment":54100,"improvementAssessment":216400,"livableArea":2147,"yearBuilt":1875,"lastSale":{"price":1300000,"date":"2019-09-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"2580190","date":"2012-09-18","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"350924","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-09-18","completedDate":"2013-06-19","violations":[{"number":"2580190","date":"2012-09-18","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"350924","date":"2012-09-17","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"350924","date":"2013-06-19","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980629093211164,"lng":-75.12812567460139,"geom":{"type":"Polygon","coordinates":[[[-75.128003793,39.980588928],[-75.128040852,39.980550103],[-75.128247677,39.980668829],[-75.128209102,39.980707861],[-75.128003793,39.980588928]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-015248","type":"Fire Alarm Certification","inspectionDate":"2022-12-21","result":"Certified","expirationDate":"2023-12-21","buildingId":"1028803"},{"number":"BC-2023-025767","type":"Fire Alarm Certification","inspectionDate":"2023-11-30","result":"Certified","expirationDate":"2024-11-30","buildingId":"1028803"},{"number":"BC-2025-001372","type":"Fire Alarm Certification","inspectionDate":"2024-12-12","result":"Certified","expirationDate":"2025-12-12","buildingId":"1028803"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1292,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"257 MAMARONECK AVENUE, WHITE PLAINS NY, 10605","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CREATION OF AN ICE CREAM MANUFACTURING FACILITY 1ST FLOOR REAR AND AN ICE CREAM PARLOUR LESS THAN (30) SEATS (EAT-IN & TAKE-OUT) 1ST FLOOR FRONT, (1) RESIDENTIAL DWELLING UNIT FLOORS 2&3, NO SIGNS ON THIS APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2012-02-01","number":"16967","relatedPermit":"375572"},{"type":"Building standards appeal","grounds":"ON 3/5/13 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATIONS #447094 AND #447101.","status":"CLOSED","outcome":"APPROVED","date":"2013-04-17","number":"20087","relatedPermit":"447094"}],"taxYears":[{"year":2016,"total":521.01,"principal":394.95,"interest":5.92,"penalty":3.95}],"taxNet":521.01,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":209000,"taxable":209000,"land":16796,"improvement":192204,"taxableLand":16796,"taxableImprovement":192204,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":209000,"taxable":209000,"land":16796,"improvement":192204,"taxableLand":16796,"taxableImprovement":192204,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":208900,"taxable":208900,"land":41780,"improvement":167120,"taxableLand":41780,"taxableImprovement":167120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":221400,"taxable":221400,"land":44280,"improvement":177120,"taxableLand":44280,"taxableImprovement":177120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":223600,"taxable":223600,"land":44720,"improvement":178880,"taxableLand":44720,"taxableImprovement":178880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":223600,"taxable":223600,"land":44720,"improvement":178880,"taxableLand":44720,"taxableImprovement":178880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":223600,"taxable":223600,"land":44720,"improvement":178880,"taxableLand":44720,"taxableImprovement":178880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":179200,"taxable":179200,"land":35840,"improvement":143360,"taxableLand":35840,"taxableImprovement":143360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":179200,"taxable":179200,"land":35840,"improvement":143360,"taxableLand":35840,"taxableImprovement":143360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":270500,"taxable":270500,"land":54100,"improvement":216400,"taxableLand":54100,"taxableImprovement":216400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2997,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"376249","date":"2012-02-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-02-08","scope":"USE SPACE AS AN ICE CREAM PRODUCTION PARLOR."},{"number":"389107","date":"2012-03-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-06","scope":"ALTERATIONS TO CREATE A FIRST FLOOR ICE CREAM PRODUCER AND EAT-IN / TAKE-OUT PARLOR. EXTERIOR IMPROVEMENTS TO ACCOMODATE REFRIGERATION FOR USE AS PART OF ICE CREAM MANUFACTURING. STRUCTURAL WORK INCLUDED TO ADDRESS ITEMS IN NEED OF REPAIR OR MAINTENANCE."},{"number":"399083","date":"2012-04-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-08-06","scope":"ROUGH WASTE LINE AND WATER LINE AND STACK, SET FIXTURE - 1 WC, 1 LAV SINK, 2 HAND SINKS, 1 CATCH BASIN, 1-3 COMP SINK (MIXED USE)"},{"number":"401047","date":"2012-04-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-06","scope":"INSTALL 92 % AFUE GAS FIRED WARM AIR FURNACE 90,000 BTU. INSTALL-1400 CFM 3/12 TONS, 42,000 BTU COOLING; DUCTWORK INCLUDED."},{"number":"406115","date":"2012-06-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-08-27","scope":"INSTALL 32FB, 2 KEYPADS AND DEVICES AS PER 2008 NEC AND NFPA-72(MIXED USE)(EAST DIST)"},{"number":"402661","date":"2012-08-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-04","scope":"WIRE, SUPPLY & INSTALL MAIN SERVICE, ALL CIRCUITS, ALL WIRING MC CABLE TYPE, INSTALL 100AMP SUB PANEL ON 2ND FLOOR ONLY, NO ADDITIONAL WIRING ON 2ND FLOOR AS PER 2008 NEC (EAST DIST) MIXED USE - FIRE ALARM DONE BY OTHERS"},{"number":"425661","date":"2012-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"LOW VOLTAGE SECURITY SYSTEM CONSISTING OF PANEL, 2 KEYPADS, 6 DOORS, 2 MOTION DETECTORS, 2 EMERGENCY BUTTONS, 2 WIRELESS CAMERAS AS PER 2008 NEC (MIXED USE)"}],"storyTag":"Renovated & sold on","storyDelta":6.22,"timeline":[{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"insp","w":"Inspection failed"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"appeal","w":"Appeal approved"},{"y":2013,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"sale","p":415610.97},{"y":2019,"k":"sale","p":1300000}],"rented":true,"licenses":[{"number":"568021","type":"Food Preparing and Serving","status":"Inactive","businessName":"PETER ANGEVINE (LITTLE BABYS ICE CREAM LLC)","legalName":"PETER ANGEVINE","address":"2311 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-07-02","latestIssueDate":"2017-04-20","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"793467","type":"Rental","status":"Inactive","businessName":"2311-13 Frankford Ave LLC","legalName":"2311-13 Frankford Ave LLC","address":"2311 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-11-02","latestIssueDate":"2018-11-02","expirationDate":"2019-11-01","inactiveDate":"2019-12-31"},{"number":"941698","type":"Rental","status":"Active","businessName":"frankford collins,assc. llc","legalName":"frankford collins,assc. llc","address":"2311 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-01-11","latestIssueDate":"2025-12-03","expirationDate":"2027-01-10","inactiveDate":null},{"number":"1002790","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Philly Fries 01 (Mr. Fries Man )","legalName":"Philly Fries 01","address":"2311 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-03-23","latestIssueDate":"2026-03-23","expirationDate":"2027-03-22","inactiveDate":null}],"licenseActivity":[{"number":"1002790","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Philly Fries 01 (Mr. Fries Man )","legalName":"Philly Fries 01","issuedDate":"2026-03-23","latestIssueDate":"2026-03-23","closureDate":null,"expirationDate":"2027-03-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"941698","type":"Rental","businessName":"frankford collins,assc. llc","legalName":"frankford collins,assc. llc","issuedDate":"2024-01-11","latestIssueDate":"2025-12-03","closureDate":null,"expirationDate":"2027-01-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"793467","type":"Rental","businessName":"2311-13 Frankford Ave LLC","legalName":"2311-13 Frankford Ave LLC","issuedDate":"2018-11-02","latestIssueDate":"2018-11-02","closureDate":"2019-12-31","expirationDate":"2019-11-01","inactiveDate":"2019-12-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"568021","type":"Food Preparing and Serving","businessName":"PETER ANGEVINE (LITTLE BABYS ICE CREAM LLC)","legalName":"PETER ANGEVINE","issuedDate":"2012-07-02","latestIssueDate":"2017-04-20","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","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 $214,100 to $270,500","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 #16967: CLOSED · Granted with conditions; related permit 375572. Use permit #376249: 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 Dec 12, 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-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 (257 MAMARONECK AVENUE, WHITE PLAINS NY, 10605).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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 Jun 19, 2013.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #568021: Inactive since Jun 29, 2018","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 1 historical violation 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/"}]}