{"asOf":"2026-07-27T15:56:32.503Z","block":"3100-3199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-frankford-ave","address":"3102 FRANKFORD AVE","parcelNumber":"881001078","source":"https://property.phila.gov/?p=881001078","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"806","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartments","owner":"SIMONEHAGOP LLC","coOwner":null,"marketValue":855000,"landAssessment":85500,"improvementAssessment":769500,"livableArea":5259,"yearBuilt":1910,"lastSale":{"price":1,"date":"2024-05-07T04:00:00Z"},"openViolations":5,"violations":[{"number":"211948956","date":"2018-05-23","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948957","date":"2018-05-23","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948954","date":"2018-05-23","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948955","date":"2018-05-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948958","date":"2018-05-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"229314165","date":"2018-05-24","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314167","date":"2018-05-24","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314168","date":"2018-05-24","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314169","date":"2018-05-24","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314166","date":"2018-05-24","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"211948990","date":"2018-05-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948989","date":"2018-05-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948988","date":"2018-05-24","code":"PM15-305.1","title":"INTERIOR UNSAFE","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948950","date":"2018-05-24","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"635777","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-05-24","completedDate":"2021-01-22","violations":[{"number":"211948956","date":"2018-05-23","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948957","date":"2018-05-23","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948954","date":"2018-05-23","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948955","date":"2018-05-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211948958","date":"2018-05-23","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSED","resolutionDate":"2021-01-21","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"635910","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING","status":"IN VIOLATION","createdDate":"2018-05-24","completedDate":null,"violations":[{"number":"229314165","date":"2018-05-24","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314167","date":"2018-05-24","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314168","date":"2018-05-24","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314169","date":"2018-05-24","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314166","date":"2018-05-24","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"635916","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2018-05-24","completedDate":null,"violations":[{"number":"211948990","date":"2018-05-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948989","date":"2018-05-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948988","date":"2018-05-24","code":"PM15-305.1","title":"INTERIOR UNSAFE","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211948950","date":"2018-05-24","code":"PM15-304.1J","title":"EXTERIOR STRUCT UNSAFE COND 10","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2018,"n":14,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"635916","date":"2020-05-05","type":null,"status":"FAILED"},{"caseNumber":"635777","date":"2021-01-22","type":null,"status":"PASSED"},{"caseNumber":"635916","date":"2021-02-24","type":null,"status":"FAILED"},{"caseNumber":"635916","date":"2022-01-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9920237418149,"lng":-75.11274591648822,"geom":{"type":"Polygon","coordinates":[[[-75.112610931,39.991918597],[-75.11267522,39.991895137],[-75.112878833,39.992126979],[-75.112820305,39.992155375],[-75.112610931,39.991918597]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-032592","type":"Sprinkler Certification","inspectionDate":"2024-12-04","result":"Certified","expirationDate":"2025-12-04","buildingId":"1070119"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":2793,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2672 TILTON ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":788000,"taxable":149600,"land":78800,"improvement":709200,"taxableLand":78800,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":638400},{"y":2026,"v":788000,"taxable":149600,"land":78800,"improvement":709200,"taxableLand":78800,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":638400},{"y":2027,"v":855000,"taxable":162320,"land":85500,"improvement":769500,"taxableLand":85500,"taxableImprovement":76820,"exemptLand":0,"exemptImprovement":692680}],"taxNow":2094,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2021-008089","date":"2021-11-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-19","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO INCLUDE INSTALLATION OF TEMPORARY SHORING AND PARTIAL REPLACEMENT OF AN EXTERIOR WALL, 1ST FLOOR FRAMING, AND 2ND FLOOR SUBFLOOR TO COMPLY WITH VIOLATION CASE # 635916. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS NOT ADDRESSED ON CASE # 635916. A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER IS REQUIRED TO SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR ENCROACHMENT OR CLOSURE OF PUBLIC RIGHT-OF-WAY. MAKE SAFE PERMIT ONLY."},{"number":"ZP-2022-000556","date":"2022-04-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-07-26","scope":"FOR THE ERECTION OF ADDITIONS ABOVE THE EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2022-003641","date":"2022-09-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-26","scope":"FOR THE ERECTION OF AN ONE AND TWO-STORY ADDITION ABOVE AN EXISTING TWO-STORY STRUCTURE FOR A THREE-STORY ATTACHED STRUCTURE OF TYPEF VA CONSTRCUTION AS PER PLANS. FOR INTERIOR AND EXTERIOR LEVEL 3 ALTERATIONS OF EXISTING STRUCTURE AS PER PLANS. FOR SIX (6) DWELLING UNITS WITH LAYOUT AS SHOWN."},{"number":"MP-2022-004633","date":"2022-11-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-26","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-003641"},{"number":"PP-2022-012910","date":"2022-12-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-26","scope":"Plumbing Permit (Interior) for combo CP-2022-003641"},{"number":"EP-2022-008811","date":"2022-12-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-21","scope":"Electrical Permit for combo CP-2022-003641"},{"number":"FP-2022-003090","date":"2023-02-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-26","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A \" BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-001187","date":"2023-03-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-08","scope":"Install 1.5\" domestic water service and 2\"fire, storm and sanitary curb traps complete with fresh air inlets and main house drains."}],"storyTag":"New construction","storyDelta":5.5,"timeline":[{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"sale","p":130000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"414682","type":"Rental","status":"Inactive","businessName":"GUIDE LINES COMMUNICATION (GARY GRIFFEL - AGENT)","legalName":"GUIDE LINES COMMUNICATION","address":"3102 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-06-25","latestIssueDate":"2007-06-25","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"937022","type":"Rental","status":"Inactive","businessName":"CARA INVESTMENTS LLC","legalName":"CARA INVESTMENTS LLC","address":"3102 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-11-01","latestIssueDate":"2025-08-28","expirationDate":"2025-10-31","inactiveDate":"2025-12-30"}],"licenseActivity":[{"number":"937022","type":"Rental","businessName":"CARA INVESTMENTS LLC","legalName":"CARA INVESTMENTS LLC","issuedDate":"2023-11-01","latestIssueDate":"2025-08-28","closureDate":"2025-12-30","expirationDate":"2025-10-31","inactiveDate":"2025-12-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"414682","type":"Rental","businessName":"GUIDE LINES COMMUNICATION (GARY GRIFFEL - AGENT)","legalName":"GUIDE LINES COMMUNICATION","issuedDate":"2007-06-25","latestIssueDate":"2007-06-25","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2023"],"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":"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":"violations","level":"attention","title":"5 open L&I violations","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 4, 2025","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-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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 19, 2022.","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/"}],"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/"}]}