{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2513 FRANKFORD AVE","parcelNumber":"871541160","source":"https://property.phila.gov/?p=871541160","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"NEW KENSINGTON COMMUNITY","coOwner":"DEVELOPMENT CORP","marketValue":417600,"landAssessment":83520,"improvementAssessment":334080,"livableArea":3480,"yearBuilt":1915,"lastSale":{"price":1,"date":"1987-12-08T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.983413961838465,"lng":-75.12536639493496,"geom":{"type":"Polygon","coordinates":[[[-75.125499911,39.983460447],[-75.125456098,39.983503743],[-75.125233032,39.983368118],[-75.125278036,39.983324381],[-75.125499911,39.983460447]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-019787","type":"Fire Alarm Certification","inspectionDate":"2025-05-21","result":"Certified","expirationDate":"2026-05-21","buildingId":"1062726"},{"number":"BC-2026-019651","type":"Fire Alarm Certification","inspectionDate":"2026-05-27","result":"Certified","expirationDate":"2027-05-27","buildingId":"1062726"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1600,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2513 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":298000,"taxable":178815,"land":20672,"improvement":277328,"taxableLand":12401,"taxableImprovement":166414,"exemptLand":8271,"exemptImprovement":110914},{"y":2017,"v":298000,"taxable":178815,"land":20672,"improvement":277328,"taxableLand":12401,"taxableImprovement":166414,"exemptLand":8271,"exemptImprovement":110914},{"y":2018,"v":338700,"taxable":203230,"land":67740,"improvement":270960,"taxableLand":40637,"taxableImprovement":162593,"exemptLand":27103,"exemptImprovement":108367},{"y":2019,"v":358400,"taxable":215051,"land":71680,"improvement":286720,"taxableLand":43001,"taxableImprovement":172050,"exemptLand":28679,"exemptImprovement":114670},{"y":2020,"v":361900,"taxable":217151,"land":72380,"improvement":289520,"taxableLand":43421,"taxableImprovement":173730,"exemptLand":28959,"exemptImprovement":115790},{"y":2021,"v":361900,"taxable":217151,"land":72380,"improvement":289520,"taxableLand":43421,"taxableImprovement":173730,"exemptLand":28959,"exemptImprovement":115790},{"y":2022,"v":361900,"taxable":217151,"land":72380,"improvement":289520,"taxableLand":43421,"taxableImprovement":173730,"exemptLand":28959,"exemptImprovement":115790},{"y":2023,"v":379900,"taxable":235151,"land":75900,"improvement":304000,"taxableLand":46941,"taxableImprovement":188210,"exemptLand":28959,"exemptImprovement":115790},{"y":2024,"v":379900,"taxable":235151,"land":75900,"improvement":304000,"taxableLand":46941,"taxableImprovement":188210,"exemptLand":28959,"exemptImprovement":115790},{"y":2025,"v":330600,"taxable":198360,"land":66120,"improvement":264480,"taxableLand":39672,"taxableImprovement":158688,"exemptLand":26448,"exemptImprovement":105792},{"y":2026,"v":330600,"taxable":198360,"land":66120,"improvement":264480,"taxableLand":39672,"taxableImprovement":158688,"exemptLand":26448,"exemptImprovement":105792},{"y":2027,"v":417600,"taxable":250560,"land":83520,"improvement":334080,"taxableLand":50112,"taxableImprovement":200448,"exemptLand":33408,"exemptImprovement":133632}],"taxNow":2777,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-004857","date":"2023-05-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Multi-Family"},{"number":"CP-2023-002575","date":"2024-02-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-20","scope":"FOR LEVEL 3 ALTERATIONS TO THE EXISTING, ATTACHED, THREE-STORY STRUCTURE AS PER PLANS. FOR AN OFFICE ON THE GROUND FLOOR AND BASEMENT WITH THREE DWELLING UNITS ABOVE. AMENDMENT (7/30/2024) FOR THE ADDITION OF A MECHANICAL SHAFT WALLS, CHANGE HORIZONTAL ASSEMBLY AND CHANGE TO FLOOR PLAN AS PER REVISED PLANS **AMENDED AS OF 10/29/2024 FOR WORK TO BE COMPLETED PER APPROVED PLANS** **AMENDED AS OF 04/23/2025 FOR WORK TO BE COMPLETED PER APPROVED PLANS** **AMENDED FOR PERMIT FEES ADJUSTMENT**"},{"number":"MP-2024-002849","date":"2024-07-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-12","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2024-008030","date":"2024-08-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-12","scope":"Replacing 5\". lateral, replacing the 5\" curb trap and replacing the 4\" main drain. Install 21 fixtures in all. 5 water closets, 4 sinks, 5 lav sinks, 3 showers, 3 water heaters and one 1\" backflow device."},{"number":"FP-2024-001714","date":"2024-08-29","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-06-03","scope":"Rough-In Permit for FP-2024-001696 Install new auto wet sprinkler system throughout per NFPA 13"},{"number":"EP-2024-005909","date":"2024-08-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-12","scope":"Wire throughout building which is being made into a commercial space in the basement and 1st floor, with (3) apartments in the 2nd and 3rd floor. Install new 400A service with a (5) meter bank will be installed in the basement to feed all (5) panels throughout the building -2017 NEC. AMENDMENT: -The location of the electric meter bank was changed from the back of the building, to the basement . The meter bank is to have higher amperage breakers than main circuit breaker panels in residential units(see single-line power diagram) .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE FIRE ALARM PERMIT REQ'D**"},{"number":"EP-2024-007889","date":"2024-09-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-30","scope":"Provide & install complete automatic fire alarm system throughout w/ low frequency sound in all living rms and bedrooms ,per NFPA72 2016 and provided plans ."},{"number":"FP-2024-001696","date":"2024-12-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-13","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\"-INCH WILKINS 950XLT2 BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"215523","type":"Rental","status":"Active","businessName":"NEW KENSINGTON COM DEV CORP","legalName":"NEW KENSINGTON COM DEV CORP","address":"2513 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2012-12-06","latestIssueDate":"2026-06-10","expirationDate":"2027-02-28","inactiveDate":null},{"number":"793835","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NEW KENSINGTON COM DEV CORP","legalName":"NEW KENSINGTON COM DEV CORP","address":"2513 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-11-06","latestIssueDate":"2018-11-06","expirationDate":"2019-11-05","inactiveDate":"2020-01-04"}],"licenseActivity":[{"number":"793835","type":"Vacant Residential Property / Lot","businessName":"NEW KENSINGTON COM DEV CORP","legalName":"NEW KENSINGTON COM DEV CORP","issuedDate":"2018-11-06","latestIssueDate":"2018-11-06","closureDate":"2020-01-04","expirationDate":"2019-11-05","inactiveDate":"2020-01-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"215523","type":"Rental","businessName":"NEW KENSINGTON COM DEV CORP","legalName":"NEW KENSINGTON COM DEV CORP","issuedDate":"2012-12-06","latestIssueDate":"2026-06-10","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"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 $330,600 to $417,600","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":"The record identifies more than one dwelling/use.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: FP-2024-001714 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #793835: Inactive since Jan 4, 2020","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 27, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}