{"asOf":"2026-07-24T21:56:47.629Z","block":"2000-2099 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-frankford-ave","address":"2023 FRANKFORD AVE","parcelNumber":"881068402","source":"https://property.phila.gov/?p=881068402","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"830","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"2025 FRANKFORD OWNER LLC","coOwner":null,"marketValue":1600900,"landAssessment":160000,"improvementAssessment":1440900,"livableArea":10347,"yearBuilt":2023,"lastSale":{"price":1100000,"date":"2022-03-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-027370","date":"2024-04-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-04-19","resolution":"SVN ISSUED"},{"number":"VI-2024-027704","date":"2024-04-22","code":"A-104.1/1","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-028073","date":"2024-04-23","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-04-23","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-033167","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-04-19","completedDate":null,"violations":[{"number":"VI-2024-027370","date":"2024-04-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-04-19","resolution":"SVN ISSUED"}]},{"number":"CF-2024-033817","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-22","completedDate":"2024-05-02","violations":[{"number":"VI-2024-027704","date":"2024-04-22","code":"A-104.1/1","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-034245","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-04-23","completedDate":null,"violations":[{"number":"VI-2024-028073","date":"2024-04-23","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-04-23","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2024-033167","date":"2024-04-19","type":null,"status":null},{"caseNumber":"CF-2024-033817","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-034245","date":"2024-04-23","type":null,"status":null}],"inspYears":[{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97899787690465,"lng":-75.12969067570079,"geom":{"type":"Polygon","coordinates":[[[-75.129609578,39.978996145],[-75.129463339,39.978909851],[-75.129497712,39.978875414],[-75.129669467,39.97897596],[-75.129704301,39.978940437],[-75.129872088,39.979041229],[-75.129804031,39.979110184],[-75.129609578,39.978996145]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-010930","type":"Sprinkler Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"2001103"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":32,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2116 YARDLEY MORRISVILLE ROAD, YARDLEY PA, 19067","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":411600,"taxable":411600,"land":411600,"improvement":0,"taxableLand":411600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":773600,"taxable":544387,"land":154730,"improvement":618870,"taxableLand":154730,"taxableImprovement":389657,"exemptLand":0,"exemptImprovement":229213},{"y":2025,"v":1547300,"taxable":154730,"land":154730,"improvement":1392570,"taxableLand":154730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1392570},{"y":2026,"v":1547300,"taxable":154730,"land":154730,"improvement":1392570,"taxableLand":154730,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1392570},{"y":2027,"v":1600900,"taxable":160000,"land":160000,"improvement":1440900,"taxableLand":160000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1440900}],"taxNow":2166,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-003716","date":"2019-09-18","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-17","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE ( MAXIMUM HEIGHT 43’ ALONG FRANKFORD AVE SIDE AND 31' ALONG SEPVIVA ST)AND ROOF DECK ACCESSED BY A PILOTHOUSE ( ALONG FRANKFORD AVE) WITH BALCONIES (SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2020-000921","date":"2021-11-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-17","scope":"NEW CONSTRUCTION OF A FOUR STORY STRUCTURE FOR USE AS AN EIGHT (8) FAMILY DWELLING AND SHELL COMMERCIAL SPACE (SEPARATE PERMITS REQUIRED FOR FIT-OUT PRIOR TO OCCUPANCY) AS PER APPROVED PLANS. BUILDING REQUIRED TO BE FULLY SPRINKLERED PER NFPA 13 AND CONTAIN STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 7/12/22 AMEND NEW CONSTRUCTION PERMIT NO. CP-2020-000921 FOR CHANGES TO EXTERIOR FACADE AND GROUND FLOOR COMMERCIAL SPACE AS PER APPROVED PLANS. AMENDMENT APPROVED 12/8/22 AMEND NEW CONSTRUCTION PERMIT NO. CP-2020-000921 FOR CHANGE TO DPRC-SI & SPECIAL INSPECTIONS AGENCY PER SPECIAL INSPECTIONS FORMS AND FOR CHANGES TO GROUND FLOOR LAYOUT DUE TO EXISTING TUNNEL ALLEY AS PER APPROVED PLANS. AMENDMENT APPROVED 2/25/23 AMEND NEW CONSTRUCTION PERMIT NO. CP-2020-000921 TO INCLUDE UNDERPINNING AS PER APPROVED PLANS. UNDERPINNING TO BE MONITORED AT ALL TIMES BY A PA LICENSED PE. AMENDMENT APPROVED 5/4/23 AMEND NEW CONSTRUCTION PERMIT NO. CP-2020-000921 TO INCLUDE CHANGES TO FOUNDATIONS WITH ADDITIONAL BENCHING AND CHANGES TO BASEMENT LAYOUT AS PER APPROVED PLANS. AMENDMENT APPROVED 9/5/23 AMEND NEW CONSTRUCTION PERMIT NO. CP-2020-000921 FOR CHANGES TO UNIT LAYOUTS AS PER APPROVED PLANS."},{"number":"GM-2022-003663","date":"2022-05-03","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-02-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-006147","date":"2022-06-07","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"DP-2022-000755","date":"2022-07-08","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-02-02","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED ONE (1) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"MP-2023-003298","date":"2023-09-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-12","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2023-011371","date":"2023-10-26","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-12","scope":"Install vents, drains, water lines, 9 toilets, 9 lavs, 8 tubs 8 kitchen sinks, 8 hot water heaters, 1 area drain, 2 hose bibs, 8 hub drains, 8 washers, house drain, house trap, fresh air inlet, and a 1.5\" domestic backflow device and water line"},{"number":"EP-2024-000180","date":"2024-01-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-08","scope":"INSTALL AN 800 AMP SERVICE, (10) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (8) 125 AMP MCB PANELS &150 AMP FEEDERS, (1) 100 AMP HOUSE PANEL & 125 AMP FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE, & EIGHT DWELLING UNITS INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC. EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2023-001986","date":"2024-01-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-12","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM INCLUDING AN AUTOMATIC SPRINKLER SYSTEM DESIGNED PER NFPA 13 STANDARDS AND STANDPIPES DESIGNED PER NFPA 14 STANDARD AS PER PLANS. ALL SERVED BY A 4 INCH FIRE SERVICE LINE."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"land","p":1100000},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Full Demolition"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"demo"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"198390","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"FURFARIS SOFT PRETZEL BAKERY","legalName":"FURFARIS SOFT PRETZEL BAKERY","address":"2023 FRANKFORD AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","expirationDate":"2004-04-30","inactiveDate":null}],"licenseActivity":[{"number":"198390","type":"Food Manufacturer / Wholesaler","businessName":"FURFARIS SOFT PRETZEL BAKERY","legalName":"FURFARIS SOFT PRETZEL BAKERY","issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["4 permit events since 2023","demolition activity 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-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, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Apr 23, 2024.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Manufacturer / Wholesaler #198390: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Mar 10, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","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/"}]}