{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2414-16 FRANKFORD AVE","parcelNumber":"881000745","source":"https://property.phila.gov/?p=881000745","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"ARCH MANAGEMENT LLC","coOwner":null,"marketValue":1282700,"landAssessment":128200,"improvementAssessment":1154500,"livableArea":5800,"yearBuilt":2022,"lastSale":{"price":400000,"date":"2020-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-034989","date":"2020-09-14","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-090065","date":"2024-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-090064","date":"2024-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-090066","date":"2024-11-04","code":"F-901.8","title":"REMOVAL OF EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-090067","date":"2024-11-04","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-090068","date":"2024-11-04","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2020-062398","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-14","completedDate":"2020-10-23","violations":[{"number":"VI-2020-034989","date":"2020-09-14","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-10-22","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-117392","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-11-04","completedDate":null,"violations":[{"number":"VI-2024-090065","date":"2024-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-090064","date":"2024-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-090066","date":"2024-11-04","code":"F-901.8","title":"REMOVAL OF EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-090067","date":"2024-11-04","code":"F-912.5","title":"FDC SIGNAGE REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-090068","date":"2024-11-04","code":"F-505.1","title":"ADDRESS IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2025-10-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2020-062398","date":"2020-09-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-062398","date":"2020-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-062398","date":"2020-10-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-019560","date":"2022-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019560","date":"2022-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019560","date":"2022-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-019560","date":"2023-05-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-117392","date":"2024-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117392","date":"2024-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117392","date":"2025-01-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117392","date":"2025-10-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.981974768837766,"lng":-75.12744239183935,"geom":{"type":"Polygon","coordinates":[[[-75.127346994,39.981869229],[-75.127596597,39.982010018],[-75.127559818,39.982039931],[-75.127581032,39.982062735],[-75.127537525,39.982086727],[-75.127280293,39.981933622],[-75.127346994,39.981869229]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-024349","type":"Sprinkler Certification","inspectionDate":"2024-12-17","result":"Certified","expirationDate":"2025-12-17","buildingId":"3000307"},{"number":"BC-2025-012767","type":"Fire Alarm Certification","inspectionDate":"2025-05-06","result":"Certified","expirationDate":"2026-05-06","buildingId":"3000307"},{"number":"BC-2025-012765","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-05-06","result":"Certified","expirationDate":"2026-05-06","buildingId":"3000307"},{"number":"BC-2025-028458","type":"Sprinkler Certification","inspectionDate":"2025-10-13","result":"Certified","expirationDate":"2026-10-13","buildingId":"3000307"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":2740,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2929 WALNUT ST APT #4518, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-05-10","number":"HA-2022-001745","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1179000,"taxable":117900,"land":117900,"improvement":1061100,"taxableLand":117900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1061100},{"y":2026,"v":1179000,"taxable":117900,"land":117900,"improvement":1061100,"taxableLand":117900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1061100},{"y":2027,"v":1282700,"taxable":128200,"land":128200,"improvement":1154500,"taxableLand":128200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1154500}],"taxNow":1650,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-006560","date":"2020-11-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-06-16","scope":"Erection of an attached structure (NTE 45 feet in height) with a roof deck as per plan."},{"number":"CP-2020-006509","date":"2021-01-12","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-06-16","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE FOR USE A VACANT COMMERICAL SPACE (SEPARATE USE PERMIT AND FITOUT REQUIRED PRIOR TO OCCUPANCY WITH A MULTI-FAMILY DWELLING (6 UNITS) FROM THE FIRST THROUGH THIRD FLOOR LEVEL. TYPE B UNIT PROVIDED ON THE FIRST FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"MP-2021-001173","date":"2021-03-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-10","scope":"INSTALLATION OF (2) 7,000 BTU AND (1) 9,000 BTU DUCTLESS UNIT WITH 3 TON CONDENSER. INSTALLATION OF (2) 7,000 BTU AND (1) 9,000 BTU DUCTLESS UNIT WITH 2 TON CONDENSER. INSTALLATION OF (2) 7,000 BTU UNIT WITH 1.5 TON CONDENSER. INSTALLATION OF (2) 7,000 BTU UNIT WITH 1.5 TON CONDENSER. INSTALLATION OF (2) 7,000 BTU UNIT WITH 1.5 TON CONDENSER. INSTALLATION OF (2) 7,000 BTU UNIT WITH 1.5 TON CONDENSER. ALLWORK AS PER PLANS."},{"number":"FP-2021-000541","date":"2021-03-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-10","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"PP-2021-005863","date":"2021-04-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-16","scope":"New HD HT FAI and 2\" WDP"},{"number":"PP-2021-007037","date":"2021-06-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-15","scope":"Domestic water and sanitary for mixed use building per Phila Plumbing code."},{"number":"EP-2021-008753","date":"2021-11-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-19","scope":"Wiring as per NEC, outlets, switches, lights, and hardwired smokes. Six units and a house panel, four meters by 100 amp each. One meter 200 amp and 2 meters by 150 amp. New service 600 amp as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"ZP-2022-007125","date":"2022-06-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"Personal Services"},{"number":"CP-2022-003370","date":"2022-06-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-14","scope":"FOR A LEVEL II INTERIOR ALTERATIONS/ FITOUT TO AN EXISTING TENANT SPACE ON THE GROUND FLOOR LEVEL OF AN EXISTING STRUCTURE. FOR USE AS A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK"},{"number":"MP-2022-003645","date":"2022-07-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-10-14","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM AS PER PLANS."},{"number":"EP-2022-005738","date":"2022-08-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-21","scope":"Additional lights in the ceiling, extending receptacles for working area(6 dedicated 20A lines), installing light fixtures on the bathroom vanity as per one washer line 20A, 120Volt, 1 dryer line 30A, 240Volt, 798sq ft area. All work done according to 2017 NEC"},{"number":"PP-2022-010389","date":"2022-08-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-14","scope":"One full bath one hair wash one washer & dryer rough in"},{"number":"ZP-2023-010987","date":"2023-10-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"903315","type":"Rental","status":"Active","businessName":"Arch Management LLC","legalName":"Arch Management LLC","address":"2414-16 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2022-08-16","latestIssueDate":"2025-10-27","expirationDate":"2026-08-15","inactiveDate":null}],"licenseActivity":[{"number":"903315","type":"Rental","businessName":"Arch Management LLC","legalName":"Arch Management LLC","issuedDate":"2022-08-16","latestIssueDate":"2025-10-27","closureDate":null,"expirationDate":"2026-08-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":6,"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":["1 permit event since 2023","1 zoning/board appeal 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Oct 13, 2026; Fire Alarm Certification: Certified through May 6, 2026; Emergency and Standby Power Systems Certification: Certified through May 6, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 24, 2025.","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":"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 6 historical violations across 2 cases.","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/"}]}