{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2400 FRANKFORD AVE","parcelNumber":"881000112","source":"https://property.phila.gov/?p=881000112","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PE","buildingCodeNew":"804","buildingClass":"RETAIL CAR LOT NO BUILD","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"2400-04 FRANKFORD QOZB LLC","coOwner":null,"marketValue":2921800,"landAssessment":292100,"improvementAssessment":2629700,"livableArea":17972,"yearBuilt":2022,"lastSale":{"price":1,"date":"2021-07-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-100800","date":"2024-12-30","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2024-12-30","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-130091","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-30","completedDate":"2025-01-13","violations":[{"number":"VI-2024-100800","date":"2024-12-30","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2024-12-30","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-015476","date":"2022-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015476","date":"2022-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017139","date":"2022-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015476","date":"2022-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-017139","date":"2022-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-015476","date":"2022-04-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-017139","date":"2022-04-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-130091","date":"2024-12-30","type":null,"status":null}],"inspYears":[{"y":2022,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98172225197342,"lng":-75.12767545082673,"geom":{"type":"Polygon","coordinates":[[[-75.127589213,39.981621099],[-75.127642503,39.981568944],[-75.12784087,39.981792289],[-75.127764882,39.981860321],[-75.12750299,39.981709433],[-75.127589213,39.981621099]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-028459","type":"Sprinkler Certification","inspectionDate":"2025-10-13","result":"Certified","expirationDate":"2026-10-13","buildingId":"1033620"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":4603,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1100 LUDLOW ST -7TH FL WEWORK, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":515400,"taxable":515400,"land":515400,"improvement":0,"taxableLand":515400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1890800,"taxable":413619,"land":315140,"improvement":1575660,"taxableLand":315140,"taxableImprovement":98479,"exemptLand":0,"exemptImprovement":1477181},{"y":2024,"v":3151400,"taxable":315140,"land":315140,"improvement":2836260,"taxableLand":315140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2836260},{"y":2025,"v":3151400,"taxable":315140,"land":315140,"improvement":2836260,"taxableLand":315140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2836260},{"y":2026,"v":3151400,"taxable":315140,"land":315140,"improvement":2836260,"taxableLand":315140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2836260},{"y":2027,"v":2921800,"taxable":292100,"land":292100,"improvement":2629700,"taxableLand":292100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2629700}],"taxNow":4411,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-002096","date":"2021-06-23","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-01-26","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT \"PREMISES D\" FROM TWO(2) OPA ACCOUNTS ( 2400-02 FRANKFORD AVE AND 2404 FRANKFORD AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2021-007671","date":"2021-07-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE( 45' HIGH); USING MIXED INCOME BONUS ADDITIONAL BUILDING HEIGHT 7' AS PER 14-702(7)(C)(.3)) WITH GREEN ROOF( COVERS MORE THAN 60% OF ROOFTOP AREA ) AND ROOF ACCESS STRUCTURE . SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"CP-2021-003586","date":"2021-08-31","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-26","scope":"For the erection of an attached structure with pilot house for access to roof for mechanical maintenance only. For use as a vacant commercial space (U&O / CO required prior to occupancy) at the first floor with multi family householding living (15 dwelling units) from the 2nd to the 4th floor level with five (5) Class 1A bicycle spaces at the 1st floor. Mixed income housing bonus / green roof bonus used. Building to be sprinklered per NFPA 13 and equipped with standpipes per NFPA 14. AMENDED AS OF 8.26.2022: FOR APPROVAL OF AS-BUILT WINDOW HEADERS."},{"number":"FP-2021-002983","date":"2021-12-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-26","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM TO INCLUDE A FOUR (4) INCH FIRE SERVICE LINE WITH A 4-INCH DC WILKINS 350XL BACKFLOW PREVENTER AS PER NFPA 13. WORK ALSO TO INCLUDE THE INSTALLATION OF A STANDPIPE SYTEM IN ACCORDANCE WITH NFPA14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS. AMENDED AS OF 1/7/2022 FOR A MODIFICATION TO THE FIRE SERVICE LINE TO INCLUDE A 2\"SERVICE LINE AS PER PLANS."},{"number":"PP-2021-022815","date":"2022-01-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-25","scope":"INSTALL 1-1/2 INCH WATER SERVICE, CURB TRAP, FAI, 1 BUILDING DRAIN, 15 WATER CLOSETS, 15 LAVATORIES, 15 SHOWERS, 15 KITCHEN SINKS, 15 WASHING MACHINE BOXES, 15 HOT WATER HEATERS, 1 HOSE BIBB AND 4 ROOF DRAINS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-014238","date":"2022-01-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-07","scope":"Install 1000 Amp Main Service 600 Amp Residential Service 225 Amp Future Commercial 225 Amp House Panel Install Wiring /Devices Throughout Including 120 V Smoke Alarms, Arc Fault Breakers As Per 2017 NEC As Per Approved Plans. Install New Fire Alarm Wiring Horn Strobes pull Stations Smoke detectors As Per 2016 NFPA 72 As Per Approved Plans."},{"number":"MP-2022-000913","date":"2022-02-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-26","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"ZP-2024-010249","date":"2024-10-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2024-005478","date":"2024-12-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS BUSINESS OFFICE (PERSONAL SERVICES). ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ****************************************** 01/21/25 AMENDMENT: Relocation of toilet room #1 and utility/storage room and addition of soffit in the training area."},{"number":"EP-2024-011996","date":"2024-12-16","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-21","scope":"Rough-In Permit for EP-2024-011906 Supply and Install Indoor and outdoor wiring for A/C and heating units, breakers and disconnects Outdoor GFCI protected outlet All wiring, lighting, exhaust fans, devices and switches, motion sensors and fan control Permit and inspection Tenant: Supply and Install Lobby wiring for shower room Lights, outlets, switches emergency lights Hot water heater wiring Storage room light and power Emergency lights at new entrance indoor and outdoor 6 surface mounted outlets for tv's as per plan Wiring MC 2 additional lights on existing circuit Fire alarm as per plans Add 2 horns in studio, bathrooms (3) and lobby Add pull station at new entrance ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA- 72,2018 PHILA FIRE CODE. Includes the cost of all electrical equipment, material, labor, overhead, and profit but may exclude the cost of solar/photovoltaic arrays or inverters in accordance with Section A-903.2 of the Philadelphia Administrative Code."},{"number":"PP-2024-017203","date":"2024-12-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-10","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":"MP-2024-005809","date":"2024-12-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-03-10","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"ZP-2024-012320","date":"2025-01-02","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-03-14","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AND ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GP-2024-010847","date":"2025-01-27","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-03-14","scope":"FOR THE INSTALLATION OF ONE (1) ACCESSORY WALL SIGN AND ONE (1) ACCESSORY PROJECTING SIGN. *AMEND 3-7-25; REVISE WALL SIGN PER AMENDED CONSTRUCTION DOCUMENTS*"},{"number":"FP-2025-000273","date":"2025-02-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-10","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocating 15 sprinkler heads due to tenant fit out of a yoga studio"},{"number":"EP-2024-011906","date":"2025-02-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-05","scope":"Supply and Install Indoor and outdoor wiring for A/C and heating units, breakers and disconnects, Outdoor GFCI protected outlet. All wiring, lighting, exhaust fans, devices and switches, motion sensors, and fan control as per 2017 NEC. Install fire alarm devices as per 2016 NFPA 72. Tenant: Supply and Install Lobby wiring for shower room Lights, outlets, switches emergency lights Hot water heater wiring Storage room light and power Emergency lights at new entrance indoor and outdoor 6 surface mounted outlets for tv's as per plan Wiring MC 2 additional lights on existing circuit Fire alarm as per plans Add 2 horns in studio, bathrooms (3) and lobby Add pull station at new entrance"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"915454","type":"Rental","status":"Active","businessName":"2400-04 FRANKFORD QOZB","legalName":"2400-04 FRANKFORD QOZB","address":"2400 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":15,"issuedDate":"2023-01-30","latestIssueDate":"2025-12-22","expirationDate":"2027-01-29","inactiveDate":null}],"licenseActivity":[{"number":"915454","type":"Rental","businessName":"2400-04 FRANKFORD QOZB","legalName":"2400-04 FRANKFORD QOZB","issuedDate":"2023-01-30","latestIssueDate":"2025-12-22","closureDate":null,"expirationDate":"2027-01-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":15,"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":["9 permit events 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":"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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Dec 30, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 apartments. 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Oct 13, 2026","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/"}]}