{"asOf":"2026-07-24T22:07:20.761Z","block":"7800-7899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7800-7899-frankford-ave","address":"7824 FRANKFORD AVE","parcelNumber":"871585100","source":"https://property.phila.gov/?p=871585100","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S40","buildingCodeNew":"816","buildingClass":"ROW W/OFF STR 2.5 STY MAS","buildingClassNew":"DET MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LIU JINXIA","coOwner":"TU SHIANWEN","marketValue":331200,"landAssessment":66200,"improvementAssessment":265000,"livableArea":2880,"yearBuilt":1930,"lastSale":{"price":260000,"date":"2022-02-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"743850","date":"2007-11-20","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"135696","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-11-23","completedDate":"2007-11-23","violations":[{"number":"743850","date":"2007-11-20","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null}],"investigations":[{"caseNumber":"135696","date":"2007-11-20","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04077710802838,"lng":-75.03072359134217,"geom":{"type":"Polygon","coordinates":[[[-75.030582156,40.040661605],[-75.030698805,40.040618457],[-75.030865587,40.040891399],[-75.030746441,40.040935129],[-75.030582156,40.040661605]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":null,"lotArea":4314,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"800 N CAMAC ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":305400,"taxable":305400,"land":57212,"improvement":248188,"taxableLand":57212,"taxableImprovement":248188,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":305400,"taxable":305400,"land":57212,"improvement":248188,"taxableLand":57212,"taxableImprovement":248188,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":266200,"taxable":266200,"land":53240,"improvement":212960,"taxableLand":53240,"taxableImprovement":212960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":274100,"taxable":274100,"land":54820,"improvement":219280,"taxableLand":54820,"taxableImprovement":219280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":276800,"taxable":276800,"land":55360,"improvement":221440,"taxableLand":55360,"taxableImprovement":221440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":276800,"taxable":276800,"land":55360,"improvement":221440,"taxableLand":55360,"taxableImprovement":221440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":276800,"taxable":276800,"land":55360,"improvement":221440,"taxableLand":55360,"taxableImprovement":221440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":250200,"taxable":250200,"land":50040,"improvement":200160,"taxableLand":50040,"taxableImprovement":200160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":250200,"taxable":250200,"land":50040,"improvement":200160,"taxableLand":50040,"taxableImprovement":200160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315900,"taxable":315900,"land":63180,"improvement":252720,"taxableLand":63180,"taxableImprovement":252720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":315900,"taxable":315900,"land":63180,"improvement":252720,"taxableLand":63180,"taxableImprovement":252720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":331200,"taxable":331200,"land":66200,"improvement":265000,"taxableLand":66200,"taxableImprovement":265000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4422,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2022-007378","date":"2023-03-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-28","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE ACCESSIBILITY IMPROVEMENTS ANE NEW STORE FRONTAGE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND 2009 ICC / ANSI A117.1 STANDARD. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2023-005691","date":"2023-04-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-28","scope":"1 half bath room"},{"number":"EP-2023-005657","date":"2023-09-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-18","scope":"INSTALL 200- AMP 3- GANG METER PACK AND 3- SUB PANELS AND GROUNDING SYSTEM AND REWIRE 1ST FLOOR COMMERCIAL SPACE. LIGHTING FIXTURES, OUTLETS, SWITCHES, EXIT SIGNS AND EMERGENCY LIGHTS. INSTALL 100- AMP SUB PANEL ON THE 2ND FLOOR ONLY. AND INSTALL NEW FIRE ALARM SYSEM THOUGH OUT BUILDING AS PER 2016 NFPA-72 and 2017 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"sale","p":260000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"896099","type":"Rental","status":"Active","businessName":"jinxia liu","legalName":"jinxia liu","address":"7824 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-05-23","latestIssueDate":"2026-05-01","expirationDate":"2027-05-22","inactiveDate":null}],"licenseActivity":[{"number":"896099","type":"Rental","businessName":"jinxia liu","legalName":"jinxia liu","issuedDate":"2022-05-23","latestIssueDate":"2026-05-01","closureDate":null,"expirationDate":"2027-05-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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":"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 1930 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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/"}]}