{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2406 FRANKFORD AVE","parcelNumber":"881001003","source":"https://property.phila.gov/?p=881001003","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"804","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"2406 FRANKFORD LLC","coOwner":null,"marketValue":3404700,"landAssessment":340400,"improvementAssessment":3064300,"livableArea":16300,"yearBuilt":2024,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2025-090248","date":"2025-11-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-02-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090249","date":"2025-11-18","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-02-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-125495","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-18","completedDate":"2026-02-04","violations":[{"number":"VI-2025-090248","date":"2025-11-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-02-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-090249","date":"2025-11-18","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-02-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2025-125495","date":"2025-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125495","date":"2025-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-125495","date":"2026-02-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98186148970392,"lng":-75.12755353266425,"geom":{"type":"Polygon","coordinates":[[[-75.127463617,39.981749591],[-75.12750299,39.981709433],[-75.127764882,39.981860321],[-75.127596597,39.982010018],[-75.127346994,39.981869229],[-75.127463617,39.981749591]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":null,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2929 WALNUT ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":3300000,"taxable":330000,"land":330000,"improvement":2970000,"taxableLand":330000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2970000},{"y":2026,"v":3300000,"taxable":627000,"land":330000,"improvement":2970000,"taxableLand":330000,"taxableImprovement":297000,"exemptLand":0,"exemptImprovement":2673000},{"y":2027,"v":3404700,"taxable":953260,"land":340400,"improvement":3064300,"taxableLand":340400,"taxableImprovement":612860,"exemptLand":0,"exemptImprovement":2451440}],"taxNow":8777,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-002349","date":"2022-03-18","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-02","scope":"FOR COMPLETE DEMOLITION OF EXISTING STRUCTURE. **FOUNDATIONS TO REMAIN.**"},{"number":"ZP-2022-000805","date":"2022-05-10","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-03-18","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) PARCEL \"PREMISES E\" FROM FOUR(4) OPA ACCOUNTS ( 2406 FRANKFORD AVE, 2408 FRANKFORD AVE, 2410 FRANKFORD AVE AND 2412 FRANKFORD AVE) AND FROM FOUR(4) PREMISES) ( PREMISES A, PREMISES B, PREMISES C AND PREMISES D). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2022-009560","date":"2022-09-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-16","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE( NTE 45' HIGH) ( USING MIXED INCOME HOUSING BONUS AS PER 14-702(7) FOR AN ADDITIONAL 7' HEIGHT) ; ROOF DECK ACCESSED BY A PILOTHOUSES WITH GREEN ROOF WITH SEVEN(7) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE AT GROUND FLOOR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2022-005696","date":"2023-03-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-16","scope":"FOR THE ERECTION OF AN ATTACHED, FOUR-STORY STRUCTURE OF TYPE VA CONSTRUCTIONAS PER PLANS. FOR A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR. A SEPARATE PERMIT WILL BE REQUIRED FOR A CERTIFICATE OCCUPANCY FOR THE COMMERCIAL SPACE. FOR TWENTY-TWO (22) DWELLING UNITS THROUGHOUT THE REMAINDING PORTION WITH LAYOUT AS SHOWN. AMENDMENT (7/6/2023) TO ADD DETAIL FOR RETIANING WALL PER REVISED STRUCTRAL PLANS AMENDMENT (3/28/2024) FOR MINOR CHANGES TO LAYOUT AND STRUCTURAL CHANGES AS PER REVISED PLANS. AMENDMENT APPROVED AS OF 12/5/24: TO CHANGE THE UTILITY SPACE TO A STORAGE SPACE. SIZE AND LOCATION AS SHOWN IN THE AMENDED PLANS."},{"number":"FP-2023-001623","date":"2023-09-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-12-13","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 4” FIRE SERVICE, 4\" BACKFLOW PREVENTION ASSEMBLY, AND STANDPIPES COMPLYING WITH NFPA 14. 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":"MP-2023-004265","date":"2023-11-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-13","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE APARTMENT BUILDING AS PER APPROVED PLANS."},{"number":"EP-2023-007992","date":"2023-12-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-22","scope":"Subcontractor shall provide the Electrical work, including but not limited to the following: 1200A, 3-phase incoming service 125A Panel for each residential unit 200A, 3-phase panel for the house 200A, 3-phase panel for the future commercial space Install lighting, receptacles, smoke/CO alarms, power to HVAC, and power to equipment as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."},{"number":"PP-2023-013231","date":"2024-01-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-13","scope":"Install water and sewer from basement to each fixture: 22 kitchen sink, 22 water heater, 29 water closet, 29 lavatories, 29 tubs."},{"number":"PP-2024-000205","date":"2024-04-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-12","scope":"INSTALL SANITARY AND STORM MD, CT, FAI & 2\" WDP."},{"number":"ZP-2024-012104","date":"2024-12-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2024-006024","date":"2025-01-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-23","scope":"FOR LEVEL II INTERIOR ALTERATIONS AT THE 1ST FLOOR AND BASEMENT LEVELS WITH A PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION TO GROUP A-2 SIT-DOWN RESTAURANT. EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. SEE ZP-2024-012104 FOR ASSOCIATED ZONING APPROVAL."},{"number":"PP-2025-003344","date":"2025-04-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-22","scope":"INTERIOR ALTERATIONS TO RESTAURANT. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. VENTING DESIGNED VIA BASE CODE AS BUILDING VENTING WAS DESIGNED VIA THE BASE CODE. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"MP-2025-001622","date":"2025-04-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-22","scope":"FOR INSTALLATION OF HVAC APPLICANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *COMMERCIAL KITCHEN HOODS ARE NOT PART OF THIS PERMIT*"},{"number":"MP-2025-002476","date":"2025-05-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-22","scope":"INSTALLATION OF THREE (3) COMMERCIAL KITCHEN EXHAUST HOOD WITH SUPPLY/EXHAUST TIE-IN TO ALL ASSOCIATED RETURN/EXHAUST DUCTWORK. WORK TO INCLUDE CONSTRUCTION OF SHAFT TO PROTECT DUCTWORK TO ROOF. ***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"218996","type":"Rental","status":"Inactive","businessName":"EDWARD CARPITELLA","legalName":"EDWARD CARPITELLA","address":"2406 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-05-17","latestIssueDate":"2021-01-14","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"0967972","type":"Rental","status":"Active","businessName":"2406 Frankford LLC","legalName":"2406 Frankford LLC","address":"2406 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":22,"issuedDate":"2024-12-18","latestIssueDate":"2025-11-04","expirationDate":"2026-12-17","inactiveDate":null},{"number":"0997058","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"2406 FRANKFORD RESTAURANT (2406 FRANKFORD RESTAURANT)","legalName":"2406 FRANKFORD RESTAURANT","address":"2406 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-01-08","latestIssueDate":"2026-01-08","expirationDate":"2027-01-07","inactiveDate":null}],"licenseActivity":[{"number":"0997058","type":"Food Preparing and Serving (30+ SEATS)","businessName":"2406 FRANKFORD RESTAURANT (2406 FRANKFORD RESTAURANT)","legalName":"2406 FRANKFORD RESTAURANT","issuedDate":"2026-01-08","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2027-01-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0967972","type":"Rental","businessName":"2406 Frankford LLC","legalName":"2406 Frankford LLC","issuedDate":"2024-12-18","latestIssueDate":"2025-11-04","closureDate":null,"expirationDate":"2026-12-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"218996","type":"Rental","businessName":"EDWARD CARPITELLA","legalName":"EDWARD CARPITELLA","issuedDate":"2004-05-17","latestIssueDate":"2021-01-14","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":22,"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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 4, 2026.","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":"4 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/"},{"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 2 historical violations 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/"}]}