{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2547 FRANKFORD AVE","parcelNumber":"881069322","source":"https://property.phila.gov/?p=881069322","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"830","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"IF INVESTMENTS LLC","coOwner":null,"marketValue":1554800,"landAssessment":155400,"improvementAssessment":1399400,"livableArea":9900,"yearBuilt":2021,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98425463507536,"lng":-75.12458084257051,"geom":{"type":"Polygon","coordinates":[[[-75.124428394,39.984207734],[-75.124451153,39.984183333],[-75.124491165,39.984203157],[-75.12452678,39.984168169],[-75.124732381,39.984272076],[-75.124664685,39.984351482],[-75.124413028,39.984223616],[-75.124428394,39.984207734]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2020-000255","type":"Sprinkler Certification","inspectionDate":"2023-01-06","result":"Certified","expirationDate":"2024-01-06","buildingId":"1082505"},{"number":"BC-2024-005474","type":"Fire Alarm Certification","inspectionDate":"2024-02-22","result":"Certified","expirationDate":"2025-02-22","buildingId":"1082505"},{"number":"BC-2024-014875","type":"Sprinkler Certification","inspectionDate":"2024-03-13","result":"Certified","expirationDate":"2025-03-13","buildingId":"1082505"},{"number":"BC-2025-007358","type":"Sprinkler Certification","inspectionDate":"2025-03-12","result":"Certified","expirationDate":"2026-03-12","buildingId":"1082505"},{"number":"BC-2026-012648","type":"Sprinkler Certification","inspectionDate":"2026-04-21","result":"Certified","expirationDate":"2027-04-21","buildingId":"1082505"},{"number":"BC-2026-016188","type":"Fire Alarm Certification","inspectionDate":"2026-05-15","result":"Certified","expirationDate":"2027-05-15","buildingId":"1082505"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":2590,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":1542800,"taxable":154280,"land":154280,"improvement":1388520,"taxableLand":154280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1388520},{"y":2023,"v":1542800,"taxable":154280,"land":154280,"improvement":1388520,"taxableLand":154280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1388520},{"y":2024,"v":1542800,"taxable":154280,"land":154280,"improvement":1388520,"taxableLand":154280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1388520},{"y":2025,"v":1542800,"taxable":154280,"land":154280,"improvement":1388520,"taxableLand":154280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1388520},{"y":2026,"v":1542800,"taxable":154280,"land":154280,"improvement":1388520,"taxableLand":154280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1388520},{"y":2027,"v":1554800,"taxable":155400,"land":155400,"improvement":1399400,"taxableLand":155400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1399400}],"taxNow":2160,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"1018634","date":"2020-06-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-29","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), MULTI-FAMILY (7 UNITS) HOUSEHOLD LIVING AT REST OF THE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13 SYSTEM THROUGHOUT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9.5 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***2018 IBC***"},{"number":"EP-2020-005520","date":"2020-08-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-22","scope":"Install 800 AMP electrical service with 9 meters, (1) 200 amp panel, (7) 150 amp panels, (1) 100 amp house panel. Wire throughout new mixed used building: switches, lights, receptacles, TV's, phones, emergency lights, and interconnected smoke/CO detectors. New fire alarm system throughout as per the 2017 nec & 2016 nfpa-72."},{"number":"PP-2020-006904","date":"2020-08-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-29","scope":"Interior Plumbing for a new construction 7 unit mixed use building and exterior"},{"number":"FP-2020-001421","date":"2020-09-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-29","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A NEW 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"MP-2020-003742","date":"2020-10-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-29","scope":"FOR THE INSTALLATION OF HVAC APPLIANCE, REGISTERS, DIFFUSERS AND ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTUER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"land","p":50000},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"239087","type":"Rental","status":"Inactive","businessName":"JOSEPH BODNIK (2609 FRANKFORD, LLC)","legalName":"JOSEPH BODNIK","address":"2547 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-06-10","latestIssueDate":"2007-02-13","expirationDate":"2008-02-29","inactiveDate":"2008-06-17"},{"number":"621725","type":"Rental","status":"Inactive","businessName":"JOSEPH BODNIK (2609 FRANKFORD LLC)","legalName":"JOSEPH BODNIK","address":"2547 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2014-07-09","latestIssueDate":"2018-02-20","expirationDate":"2019-02-28","inactiveDate":"2019-04-29"},{"number":"944408","type":"Rental","status":"Active","businessName":"IF Investments LLC","legalName":"IF Investments LLC","address":"2547 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2024-02-15","latestIssueDate":"2026-02-25","expirationDate":"2027-02-14","inactiveDate":null}],"licenseActivity":[{"number":"944408","type":"Rental","businessName":"IF Investments LLC","legalName":"IF Investments LLC","issuedDate":"2024-02-15","latestIssueDate":"2026-02-25","closureDate":null,"expirationDate":"2027-02-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"621725","type":"Rental","businessName":"JOSEPH BODNIK (2609 FRANKFORD LLC)","legalName":"JOSEPH BODNIK","issuedDate":"2004-06-10","latestIssueDate":"2018-02-20","closureDate":"2019-04-29","expirationDate":"2019-02-28","inactiveDate":"2019-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":7,"signals":[],"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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 21, 2027; Fire Alarm Certification: Certified through May 15, 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/"}]}