{"asOf":"2026-07-26T03:19:22.140Z","block":"2400-2499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-frankford-ave","address":"2422-24 FRANKFORD AVE","parcelNumber":"881069320","source":"https://property.phila.gov/?p=881069320","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"PP 2418-24 FRANKFORD LLC","coOwner":"SES 2418-24 FRANKFORD LLC","marketValue":1181600,"landAssessment":118100,"improvementAssessment":1063500,"livableArea":9245,"yearBuilt":2016,"lastSale":{"price":3766000,"date":"2018-10-22T04:00:00Z"},"openViolations":0,"violations":[{"number":"1152022","date":"2008-11-07","code":"CP-01","title":"CLIP VIOLATION 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CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2012,"n":4,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2015,"n":2,"worst":null}],"investigations":[{"caseNumber":"34742","date":"2004-11-18","type":"L_CLIP","status":"FAILED"},{"caseNumber":"91138","date":"2006-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91140","date":"2006-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91140","date":"2006-12-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91138","date":"2006-12-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"91140","date":"2009-01-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"34742","date":"2010-08-18","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"91138","date":"2017-09-06","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2006,"fails":4,"passes":0},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98212145800224,"lng":-75.12731879863814,"geom":{"type":"Polygon","coordinates":[[[-75.127211315,39.982007046],[-75.127433481,39.98213055],[-75.127487723,39.982188771],[-75.127397776,39.982238358],[-75.127353976,39.982191347],[-75.127146523,39.982076016],[-75.127211315,39.982007046]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-011545","type":"Sprinkler Certification","inspectionDate":"2022-03-05","result":"Certified","expirationDate":"2023-03-05","buildingId":"1544839"},{"number":"BC-2023-011696","type":"Sprinkler Certification","inspectionDate":"2023-03-14","result":"Certified","expirationDate":"2024-03-14","buildingId":"1544839"},{"number":"BC-2024-000788","type":"Fire Alarm Certification","inspectionDate":"2023-12-22","result":"Certified","expirationDate":"2024-12-22","buildingId":"1544839"},{"number":"BC-2024-015235","type":"Sprinkler Certification","inspectionDate":"2024-03-21","result":"Certified","expirationDate":"2025-03-21","buildingId":"1544839"},{"number":"BC-2024-033916","type":"Fire Alarm Certification","inspectionDate":"2024-09-27","result":"Certified","expirationDate":"2025-09-27","buildingId":"1544839"},{"number":"BC-2024-027158","type":"Sprinkler Certification","inspectionDate":"2024-09-27","result":"Certified","expirationDate":"2025-09-27","buildingId":"1544839"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":3014,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1835 BROADWAY, 18TH FL, NEW YORK NY, 10018","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMMERCIAL USE ON CELLAR AND FIRST FLOOR FRONT ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH AN EXISTING FIVE(5)  APARTMENTS FROM CELLAR THRU 3RD FLOOR.","status":"OPEN","outcome":"Granted with conditions","date":"2014-06-17","number":"22141","relatedPermit":"510890"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":654000,"taxable":130800,"land":130800,"improvement":523200,"taxableLand":130800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":523200},{"y":2019,"v":871300,"taxable":87130,"land":87130,"improvement":784170,"taxableLand":87130,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":784170},{"y":2020,"v":873400,"taxable":87340,"land":87340,"improvement":786060,"taxableLand":87340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":786060},{"y":2021,"v":873400,"taxable":87340,"land":87340,"improvement":786060,"taxableLand":87340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":786060},{"y":2022,"v":873400,"taxable":87340,"land":87340,"improvement":786060,"taxableLand":87340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":786060},{"y":2023,"v":1159800,"taxable":115980,"land":115980,"improvement":1043820,"taxableLand":115980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1043820},{"y":2024,"v":1159800,"taxable":115980,"land":115980,"improvement":1043820,"taxableLand":115980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1043820},{"y":2025,"v":1159800,"taxable":115980,"land":115980,"improvement":1043820,"taxableLand":115980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1043820},{"y":2026,"v":1159800,"taxable":115980,"land":115980,"improvement":1043820,"taxableLand":115980,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1043820},{"y":2027,"v":1181600,"taxable":1004350,"land":118100,"improvement":1063500,"taxableLand":118100,"taxableImprovement":886250,"exemptLand":0,"exemptImprovement":177250}],"taxNow":1623,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"358716","date":"2011-08-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"FOR THE DOCUMENTATION OF THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS FROM FOUR (4) EXISTING LOTS (2418, 2420, 2422, AND 2424 FRANKFORD AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"358717","date":"2011-08-22","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"FOR THE DOCUMENTATION OF THE COMPLETE DEMOLITION OF ALL STRUCTURES ON THE LOTS; FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS FROM FOUR (4) EXISTING LOTS (2418, 2420, 2422, AND 2424 FRANKFORD AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"358719","date":"2011-10-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-10-03","scope":"PREMISES F: FOR THE ERECTION OF A 6' HIGH FENCE (REAR); FOR THE ERECTION OF A TWO (2) STORY SEMI-DETACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 42') WITH CELLAR FOR USE AS A VACANT COMMERCIAL SPACE AS PERMITTED IN THE C-1 COMMERCIAL DISTRICT ON THE 1ST FLOOR FRONT WITH ACCESSORY STORAGE IN THE CELLAR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), A DWELLING UNIT ON THE 1ST FLOOR REAR AND THREE (3) DWELLING UNITS ON THE 2ND FLOOR (TOTAL 4 FAMILY DWELLING WITH ACCESSORY STORAGE IN THE CELLAR). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"460012","date":"2013-03-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-03-25","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE MAXIMUM HEIGHT NOT TO EXCEED 38 FEET AND ROOF DECK WITH 42\" HIGH RAILING AND PILOT HOUSE FOR STAIR ACCESS ONLY NOT TO EXCEED 10' HIGH AND FOR THE ERECTION OF 6' HIGH FENCE ON THE REAR COMPLETELY WITHIN THE PROPERTY LINE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).FOR USE AS SIX (6) FAMILY DWELLING."},{"number":"510890","date":"2014-10-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-10-03","scope":"CHANGE USE OF RESIDENTIAL UNIT ON FRONT, GROUND FLOOR FROM RESIDENTIAL TO COMMERCIAL RETAIL. INCLUDES CELLAR BENEATH AS SHOWN ON PLANS"},{"number":"617806","date":"2015-06-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-06-23","scope":"FOR THE LOT ADJUSTMENTS TO CREATE TWO(2) LOTS ( PARCEL\"F\" AND PARCEL \"G\") FROM FOUR ( 4) OPA ACCOUNTS ( 2418, 2420, 2422 AND 2424 FRANKFORD AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"617807","date":"2015-06-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-06-23","scope":"FOR THE LOT ADJUSTMENTS TO CREATE TWO(2) LOTS ( PARCEL\"F\" AND PARCEL \"G\") FROM FOUR ( 4) OPA ACCOUNTS ( 2418, 2420, 2422 AND 2424 FRANKFORD AVE). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"655566","date":"2015-12-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38FT HIGH); PILOT HOUSE CONTAIN STAIRS AND LANDING WITH ROOF DECK FOR A MULTI-FAMILY HOUSEHOLD LIVING ( SEVEN DWELLING UNITS) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"678152","date":"2016-04-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-04-01","scope":"FOR THE REMOVAL OF PREVIOUSLY APPROVED ROOF DECK AND FOR THE ERECTION OF A PILOT HOUSE( CONTAIN STAIRS AND LANDING FOR AN EXISTING MULTI-FAMILY HOUSEHOLD LIVING ( SEVEN DWELLING UNITS) AS PREVIOUSLY APPROVED. .SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"683379","date":"2016-06-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-02-09","scope":"FOR THE NEW CONSTRUCTION OF A NEW THREE STORY ATTACHED STRUCTURE WITH SEVEN DWELLING UNITS AS PER PLANS. SEE PERMIT 655833 FOR PLANS. NO ROOF DECK OR ROOF ACCESS STRUCTURE. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"706017","date":"2016-07-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-09","scope":"INSTALLING 10 TOILETS, 10 LAVS, 10 TUBS, 7 KITCHEN SINKS, 7 WASHERS, 7 HWH, 6\" LATERAL, HOUSE DRAIN, HOUSE TRAP,FAI 1.5 WATER SERVICE (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"711619","date":"2016-08-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-02-09","scope":"FOR THE INSTALLATION OF A NEW AUTOMATIC WET SPRINKLER THROUGHOUT PER NFPA 13R STANDARD WITH A 2 INCH FIRE SERVICE LINE AS PER PLANS."},{"number":"732919","date":"2016-10-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-09","scope":"INSTALL (7) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"729084","date":"2017-01-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-09","scope":"INSTALL 600AMP SERVICE & WIRE THROUGHOUT & INSTALL PHONE & CABLE THROUGHOUT.7 UNIT DWELLING ACCORDING TO 2008 NEC CODE. INSTALL FIRE ALARM SYSTEM THROUGHOUT ACCORDING TO NFPA 72 CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"795292","type":"Rental","status":"Active","businessName":"JG Real Estate","legalName":"JG Real Estate ","address":"2422-24 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2018-11-23","latestIssueDate":"2025-10-09","expirationDate":"2026-11-22","inactiveDate":null}],"licenseActivity":[{"number":"795292","type":"Rental","businessName":"JG Real Estate","legalName":"JG Real Estate ","issuedDate":"2018-11-23","latestIssueDate":"2025-10-09","closureDate":null,"expirationDate":"2026-11-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":7,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22141: OPEN · Granted with conditions; related permit 510890. Use permit #358719: COMPLETED.","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 Sep 27, 2025; Fire Alarm Certification: Certified through Sep 27, 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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1835 BROADWAY, 18TH FL, NEW YORK NY, 10018).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"5 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 6, 2017.","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 12 historical violations across 6 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/"}]}