{"asOf":"2026-07-24T21:30:52.896Z","block":"1700-1799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-frankford-ave","address":"1716 FRANKFORD AVE","parcelNumber":"881000374","source":"https://property.phila.gov/?p=881000374","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RB","buildingCodeNew":null,"buildingClass":"NON PD PKG LOT COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SWC PALMER AND FRANKFORD","coOwner":null,"marketValue":3088800,"landAssessment":3088800,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97526188334943,"lng":-75.1330662320694,"geom":{"type":"Polygon","coordinates":[[[-75.132758501,39.975392997],[-75.133003709,39.974974827],[-75.133503691,39.975191484],[-75.13344668,39.97528937],[-75.13323343,39.975201652],[-75.133112635,39.975413857],[-75.133070878,39.975395866],[-75.133040296,39.975446768],[-75.133117177,39.975479778],[-75.133014713,39.975603371],[-75.132758501,39.975392997]]]},"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":20094,"zoning":"CMX2","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":"Refusal for the dual use as Multi-Family Household Living and Visitor Accommodations in a previously approved structure.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2025-06-27","number":"ZP-2024-007596","relatedPermit":"ZP-2024-007596"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":3088800,"taxable":3088800,"land":3088800,"improvement":0,"taxableLand":3088800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3088800,"taxable":3088800,"land":3088800,"improvement":0,"taxableLand":3088800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3088800,"taxable":3088800,"land":3088800,"improvement":0,"taxableLand":3088800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3088800,"taxable":3088800,"land":3088800,"improvement":0,"taxableLand":3088800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":43237,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-012434","date":"2022-10-06","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-22","scope":"For the lot adjustment to create one (1) new lot (Parcel \"A\" on survey) from two (2) existing lots (1716 FRANKFORD AVE and 1732 FRANKFORD AVE), size and location as shown on plan/application."},{"number":"ZP-2022-011497","date":"2022-10-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"**Amendment dated 7/10/2024 to change location of pilot house, modify roof deck/green roof size and locations, removal of bonuses.** **Parent application ZP-2021-012434 filed prior to effective date of MIN Overlay District** For the erection of an attached structure (w/roof deck and pilot houses enclosing access stairs and elevator overruns only; deed restriction with maintenance agreement for green roof required to be recorded prior to issuance of building permit as per PZC 14-702(16)(a)(.1)(.3)), size and location as shown on plan/application."},{"number":"SP-2025-000988","date":"2025-10-10","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"EXCAVATION WORK ASSOCIATED WITH A MIXED USE NEW CONSTRUCTION BUILDING (SEE PERMIT CP-2025-004158) AS PER APPROVED PLANS. *2018 IBC REVIEW*"},{"number":"CP-2025-004158","date":"2025-10-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH COMMON ROOF DECK AND PILOT HOUSES FOR USE AS SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND FORTY (40) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEE PERMIT SP-2025-000988 FOR ASSOCIATED EXCAVATION WORK. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 2/17/26 AMEND NEW CONSTRUCTION PERMIT CP-2025-004158 FOR CHANGES TO SLAB/FOUNDATION, BUILDING SHAFTS (ELEVATOR & MECHANICAL), ROOF PROTECTION AND OVERALL BUILDING DIMENSIONS AS PER APPROVED PLANS."},{"number":"PP-2026-000689","date":"2026-01-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install 4\" domestic water service, storm and sanitary curb traps complete with fresh air inlets and main house drains, install backflow as per plans"},{"number":"GP-2026-001193","date":"2026-02-19","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF TWO (2) 500 GALLON UNDER GROUND TANKS. ALL WORK TO BE DONE IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS, PENNSYLVANIA D.E.P. REGULATIONS, ALL APPLICABLE CODES, NFPA 30 AND NFPA 31."},{"number":"MP-2025-006716","date":"2026-03-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2026-000244","date":"2026-04-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 4” FIRE SERVICE AND 4\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2026-002128","date":"2026-04-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install a new 4000-amp electrical service to serve forty (40) dwelling units and three (3) commercial spaces. Work includes installation of service conductors, metering equipment, service disconnects, and proper grounding and bonding. All service disconnects and metering shall be clearly labeled and numbered in accordance with the approved plans. Provide complete electrical distribution throughout the building, including installation of all wiring (indoor and outdoor), lighting fixtures, switches, receptacle outlets, exit signs, and emergency lighting systems. Furnish and install a complete fire alarm system throughout the building, including low-frequency notification appliances in all living rooms and bedrooms, tamper switches, flow switches, and elevator recall integration. Install a Rescue Assistance System (RAS/AOR) as required. Provide electrical connections for all elevator equipment, including power, controls, and associated wiring. All work shall be performed in accordance with the 2017 NEC, NFPA 72 (as adopted), and applicable local codes."},{"number":"ZP-2026-004967","date":"2026-05-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"PP-2026-001441","date":"2026-05-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF 3 STORY MULTI UNIT BUILDING. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR FIXTURES AND PIPING SERVING COMMERCIAL SPACE.. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS Install 44- water closets; 46-lavatories; 44- tub/shower; 45- floor drains; 40 kitchen sinks; 40- laundry; 40- hot water heaters; 11- hose bibs; 1- mop receptor(other); 10-roof drains1- sump pump; 1- booster pump(other) and to include all necessary piping as per plans"},{"number":"ZP-2024-007596","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-06-27","scope":null}],"storyTag":"New construction","storyDelta":1.4,"timeline":[{"y":2025,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"sale","p":3375000},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"sale","p":2875000},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Tank Install/Removal"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 9 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"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":"Appeal #ZP-2024-007596: Dismissed / Withdrawn · Withdrawn; related permit ZP-2024-007596.","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":"9 permits not marked completed: SP-2025-000988 (Issued), CP-2025-004158 (Issued), PP-2026-000689 (Issued), GP-2026-001193 (Issued), MP-2025-006716 (Issued).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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/"}],"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/"}]}