{"asOf":"2026-07-25T01:19:25.122Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-frankford-ave","address":"2240 FRANKFORD AVE","parcelNumber":"881001027","source":"https://property.phila.gov/?p=881001027","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":"DAGON SERIES LLC DAGON 2240 SERIES","coOwner":null,"marketValue":1382600,"landAssessment":138200,"improvementAssessment":1244400,"livableArea":10700,"yearBuilt":2025,"lastSale":{"price":1,"date":"2021-04-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-021554","date":"2020-07-22","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-021553","date":"2020-07-22","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2023-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-084968","date":"2024-10-08","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-10-08","resolution":"SVN ISSUED"},{"number":"VI-2025-008453","date":"2025-02-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-02-19","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2020-041031","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-22","completedDate":"2023-07-13","violations":[{"number":"VI-2020-021554","date":"2020-07-22","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-07-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-021553","date":"2020-07-22","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2023-07-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-110065","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-08","completedDate":"2026-06-12","violations":[{"number":"VI-2024-084968","date":"2024-10-08","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-10-08","resolution":"SVN ISSUED"}]},{"number":"CF-2025-010767","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-19","completedDate":"2025-08-07","violations":[{"number":"VI-2025-008453","date":"2025-02-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-02-19","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2020,"n":2,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-041031","date":"2020-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-041031","date":"2023-07-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-110065","date":"2024-10-08","type":null,"status":null},{"caseNumber":"CF-2025-010767","date":"2025-02-19","type":null,"status":null}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98064849447345,"lng":-75.12881640751016,"geom":{"type":"Polygon","coordinates":[[[-75.128864248,39.980626718],[-75.128966113,39.98068524],[-75.128917695,39.980734976],[-75.128850138,39.980760515],[-75.12865936,39.980541954],[-75.128685973,39.980515335],[-75.128864248,39.980626718]]]},"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":1132,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2240 FRANKFORD ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":239100,"taxable":239100,"land":239100,"improvement":0,"taxableLand":239100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":239100,"taxable":239100,"land":239100,"improvement":0,"taxableLand":239100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1382600,"taxable":1382600,"land":138200,"improvement":1244400,"taxableLand":138200,"taxableImprovement":1244400,"exemptLand":0,"exemptImprovement":0}],"taxNow":3347,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2020-004977","date":"2021-03-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT IV 05/28/2024:FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2020-004977 TO DOCUMENT CHANGE IN FIRE PROTECTION METHOD FOR SPRAY APPLIED FIRE RESISTIVE MATERIAL. 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. AMENDMENT III 04/26/2024: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2020-004977 TO DOCUMENT CHANGE IN CONSTRUCTION METHOD FOR ELEVATOR ENCLOSURE 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. AMENDMENT II: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2020-004977 TO DOCUMENT CHANGE IN FOUNDATION DUE TO EXTENSION OF EXISTING FOUNDATION FROM ADJACENT PROPERTY, CHANGE TO LAYOUT IN BASEMENT LEVEL AND CHANGE TO ROOF ASSEMBLY. 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. AMENDMENT I APPROVED 12/4/22 AMEND NEW CONSTRUCTION PERMIT CP-2020-004977 FOR CHANGES TO LAYOUT AND INCLUSION OF SHORING DRAWINGS AS PER APPROVED PLANS. ORIGINAL: FOR THE ERECTION OF AN ATTACHED FOUR STORY STRUCTURE STRUCTURE FOR USE AS A VACANT COMMERICAL SPACE (SEPARATE USE PERMIT AND FITOUT REQUIRED PRIOR TO OCCUPANCY) WITH STORAGE IN THE BASEMENT AND FIRST FLOOR LEVEL WITH MULTI-FAMILY HOUSEHOLD LIVING (SIX DWELLING UNITS) FROM THE SECOND THROUGH THE FOURTH FLOOR LEVEL. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 (COMMERICAL AND STORAGE)/NFPA 13R (RESIDENTIAL) AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. 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 SECTI"},{"number":"PP-2023-015598","date":"2023-12-10","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2025-03-12","scope":"ROUGH-IN OF ABOVE GROUND PIPING TO 32 FIXTURES."},{"number":"PP-2023-015594","date":"2024-02-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"new rough and finish plumbing for 6 residential units with 6 kitchen sinks, 6 washers, 6 water closets, 6 showers, 6 lav sinks, and 6 water heaters"},{"number":"ZP-2024-009171","date":"2024-09-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"PP-2024-017166","date":"2025-01-29","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"water service for three separate lines. 1inch, 1 1/2inch, 2-inch copper lines Two separate 6-inch sewer lines, Storm and Drainage."},{"number":"FP-2025-000304","date":"2025-02-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-10","scope":"Rough-In Permit for FP-2025-000293 INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13/13R"},{"number":"EP-2025-002533","date":"2025-03-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-21","scope":"Temp Service"},{"number":"EP-2025-001479","date":"2025-04-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install all new wiring and devices throughout. Install new 1000 AMP service including wire 6-gang 1000 AMP meter socket, new hard wired smoke/carbon alarms and new fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72. -NOTED: DOORS FROM ELECTRICAL ROOM ARE ALL TO BE EQUIPPED WITH PANIC HARDWARE(SEE DRAWINGS) (VACANT COMMERCIAL -ELECTRICAL FITOUT PERMITS REQ'D)"},{"number":"FP-2025-000293","date":"2025-04-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT RESIDENTIAL SPACES AND NFPA 13 THROUGHOUT COMMERCIAL SPACE TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2025-002300","date":"2025-04-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"CP-2025-005498","date":"2025-12-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR TENANT FITOUT AT 1ST FLOOR FOR SIT-DOWN RESTAURANT INCLUDING LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"MP-2025-005771","date":"2026-02-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2026-000630","date":"2026-04-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install FS #1 Tank FS (4.0/4.0/4.0 gallon) - Wall Utility Cabinet Left - [covering 2 hoods]"},{"number":"EP-2025-011734","date":"2026-05-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"Electrical Permit for combo CP-2025-005498"},{"number":"PP-2025-015940","date":"2026-05-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT 7/15/2026 PERMIT AMENDED TO PROVIDE APPROVED PLANS. EQUIPMENT TABLE ADJUSTED TO REFLECT APPROVED PLANS. Plumbing Permit (Interior) for combo CP-2025-005498"},{"number":"PP-2025-015939","date":"2026-05-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2025-005498"},{"number":"MP-2026-004183","date":"2026-07-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","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":["11 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 history also contains “NEW 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"14 permits not marked completed: CP-2020-004977 (Issued), PP-2023-015598 (Cancelled), PP-2023-015594 (Issued), PP-2024-017166 (Issued), EP-2025-001479 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Feb 19, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"8 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":"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":"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 4 historical violations across 3 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/"}]}