{"asOf":"2026-07-26T08:53:03.738Z","block":"2600-2699 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-frankford-ave","address":"2621 FRANKFORD AVE","parcelNumber":"881000083","source":"https://property.phila.gov/?p=881000083","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LL0","buildingCodeNew":null,"buildingClass":"IND LUMBER YARD MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"2418 FRANKFORD APARTMENTS","coOwner":null,"marketValue":3161600,"landAssessment":3161600,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2021-08-04T04:00:00Z"},"openViolations":1,"violations":[{"number":"211959205","date":"2019-03-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-021931","date":"2022-04-01","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2022-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-021928","date":"2022-04-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-093895","date":"2023-12-04","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-093896","date":"2023-12-04","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-093897","date":"2023-12-04","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-093898","date":"2023-12-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"677519","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2019-03-25","completedDate":null,"violations":[{"number":"211959205","date":"2019-03-21","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-027303","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-01","completedDate":"2022-05-31","violations":[{"number":"VI-2022-021931","date":"2022-04-01","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2022-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-021928","date":"2022-04-01","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-05-31","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-123713","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-05","completedDate":"2024-11-16","violations":[{"number":"VI-2023-093895","date":"2023-12-04","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-093896","date":"2023-12-04","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-093897","date":"2023-12-04","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-093898","date":"2023-12-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2019,"n":1,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2022-027303","date":"2022-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-027303","date":"2022-05-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-123713","date":"2023-12-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-123713","date":"2024-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-123713","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98590013897198,"lng":-75.12284042777146,"geom":{"type":"Polygon","coordinates":[[[-75.123288176,39.98532254],[-75.123426415,39.985477651],[-75.123629582,39.985582778],[-75.122826539,39.986467717],[-75.122483375,39.986250172],[-75.122355854,39.986364009],[-75.122012772,39.985974335],[-75.123288176,39.98532254]]]},"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":90332,"zoning":"IRMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF AN ARTIST STUDIO AND ARTSAN INDUSTRIES INTO A VACANT COMMERCIAL SPACE AT BASEMENT AND AT GROUND FLOOR OF PREVIOUSLY APPROVED STRUCTURE( 72’ HIGH) ( APPLICATION# ZP-2021-0008599 FOR PERMIT) WITH MULTI-FAMILY (453 DW","status":"Completed","outcome":"Granted with conditions","date":"2022-10-20","number":"ZP-2022-004964","relatedPermit":"ZP-2022-004964"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":3866300,"taxable":3866300,"land":3866300,"improvement":0,"taxableLand":3866300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3866300,"taxable":3866300,"land":3866300,"improvement":0,"taxableLand":3866300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3866300,"taxable":3866300,"land":3866300,"improvement":0,"taxableLand":3866300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3866300,"taxable":3866300,"land":3866300,"improvement":0,"taxableLand":3866300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3161600,"taxable":3161600,"land":3161600,"improvement":0,"taxableLand":3161600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":54120,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006897","date":"2021-04-26","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL FROM THREE(3) PREMISES\" PREMISES A\", \"PREMISES B\"AND \"PREMISES C\" . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2020-008919C","date":"2021-07-20","work":"Conditional Zoning Approval","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2024-12-04","scope":"For the conditional approval; For the lot consolidation of 3 premises \"premises A\", \"Premises B' and \"premises C \" into 1 lot , For the complete demolition of existing structures on site, For the new construction of a 6 story mixed use building. with artisan industrial space at ground floor, 460 multifamily dwelling units, 120 accessory parking spaces below grade, in which 7 spaces are electrical vehicle parking, 5 auto share parking spaces, 243 bicycle parking spaces, as per plans. No signs on this application"},{"number":"ZP-2021-008599","date":"2021-08-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURS ; FOR THE ERECTION OF AN ATTACHED STRUCTRE WITH ROOF DECK ACCESS STAIRS AND ELEVATOR OVERRUNS .SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2021-005534","date":"2021-11-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A SIX (6) STORY STRUCTURE TO INCLUDE SHELL COMMERCIAL SPACES (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY), FOUR-HUNDRED FIFTY-THREE (453) DWELLING UNITS AND ACCESSORY PARKING GARAGE AS PER APPROVED PLANS. BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (CELLAR & 1ST FLOORS - TYPE IA AND 2ND THROUGH 6TH FLOORS - TYPE IIIA). FIRE RETARDANT TREATED STUDS AND SHEATHING REQUIRED FOR TYPE III CONSTRUCTION. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. WORK TO INCLUDE TEMPORARY EXCAVATION SHORING INSTALLATION. **AMENDED PERMIT REQUIRED TO SUBMIT TRUSS DRAWINGS PRIOR TO INSTALLATION** FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2022-004964","date":"2022-09-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Multi-Family"},{"number":"GM-2024-000625","date":"2024-01-22","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-12-13","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"PP-2024-000911","date":"2024-01-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-10-25","scope":"SEAL LATERAL FOOR DEMO."},{"number":"PP-2025-000757","date":"2025-01-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-20","scope":"LATERAL SEAL"},{"number":"DP-2024-001370","date":"2025-02-12","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-03-05","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING ONE (1) STORY MASONRY STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY MECHANICAL METHOD. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. *WORK SHALL NOT BEGIN UNTIL SAFETY MEASURES IN PLACE ARE INSPECTED AND APPROVED BY BUILDING INSPECTORS.*"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Minor Demolition"},{"y":2025,"k":"demo"}],"rented":false,"licenses":[{"number":"861035","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"2418 FRANKFORD APARTMENTS LLC *","legalName":"2418 FRANKFORD APARTMENTS LLC *","address":"2621 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-02-09","latestIssueDate":"2021-02-09","expirationDate":"2022-02-08","inactiveDate":"2022-04-09"}],"licenseActivity":[{"number":"861035","type":"Vacant Residential Property / Lot","businessName":"2418 FRANKFORD APARTMENTS LLC *","legalName":"2418 FRANKFORD APARTMENTS LLC *","issuedDate":"2021-02-09","latestIssueDate":"2021-02-09","closureDate":"2022-04-09","expirationDate":"2022-02-08","inactiveDate":"2022-04-09","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-004964: Completed · Granted with conditions; related permit ZP-2022-004964.","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":"4 permits not marked completed: ZP-2020-008919C (Expired), CP-2021-005534 (Issued), GM-2024-000625 (Expired), PP-2024-000911 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"7 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #861035: Inactive since Apr 9, 2022","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/"}],"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/"}]}