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ELECTRICAL, PLUMBING, AND HVAC WORK REQUIRES ADDITIONAL PERMITS."},{"number":"EP-2024-009677","date":"2024-10-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Replace outlets, switches and lights and install exit emergency lights in 1 commercial unit All Wires Are Fished"},{"number":"ZP-2024-010887","date":"2024-10-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Administrative"},{"y":2010,"k":"permit","w":"Alteration"},{"y":2023,"k":"viol","w":"10 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"19 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 13 failed, 3 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2026,"k":"viol","w":"21 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 6 failed, 4 passed"}],"rented":false,"licenses":[{"number":"202551","type":"Food Preparing and Serving","status":"Inactive","businessName":"GIOVANNA FRANCHI (LEANDRO PIZZA HOUSE)","legalName":"GIOVANNA FRANCHI","address":"4501-03 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"1999-04-19","latestIssueDate":"1999-04-19","expirationDate":"2000-04-30","inactiveDate":null},{"number":"204142","type":"Food Preparing and Serving","status":"Inactive","businessName":"MICHELE MCKENNA","legalName":"MICHELE MCKENNA","address":"4501-03 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-10-03","latestIssueDate":"2002-10-03","expirationDate":"2003-04-30","inactiveDate":null},{"number":"282980","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MICHELE MC KENNA (LEANDROS PIZZA)","legalName":"MICHELE MC KENNA","address":"4501-03 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-10-03","latestIssueDate":"2002-10-03","expirationDate":"2010-07-31","inactiveDate":"2010-11-16"},{"number":"264387","type":"Rental","status":"Inactive","businessName":"LAWRENCE DE SIMONE (C/O MICHELE MC KENNA)","legalName":"LAWRENCE DE SIMONE","address":"4501-03 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":9,"issuedDate":"2004-02-20","latestIssueDate":"2004-02-20","expirationDate":"2005-02-28","inactiveDate":null},{"number":"320187","type":"Rental","status":"Inactive","businessName":"4501 FRANKFORD AVENUE ASSOCIATION","legalName":"4501 FRANKFORD AVENUE ASSOCIATION","address":"4501-03 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":9,"issuedDate":"2005-05-25","latestIssueDate":"2006-03-13","expirationDate":"2010-02-28","inactiveDate":"2009-10-28"},{"number":"326489","type":"Food Preparing and Serving","status":"Active","businessName":"LEANDROS PIZZA HOUSE","legalName":"LEANDROS PIZZA HOUSE","address":"4501-03 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-07-15","latestIssueDate":"2026-05-07","expirationDate":"2027-04-30","inactiveDate":null},{"number":"486603","type":"Rental","status":"Inactive","businessName":"FRANKFORD HOLDINGS LLC","legalName":"FRANKFORD HOLDINGS LLC","address":"4501-03 FRANKFORD AVE","revenueCode":"3202","rentalCategory":null,"units":9,"issuedDate":"2009-10-28","latestIssueDate":"2016-03-28","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"579589","type":"Handbill Distribution","status":"Inactive","businessName":"LEANDROS PIZZA HOUSE","legalName":"LEANDROS PIZZA HOUSE","address":"4501-03 FRANKFORD AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2012-12-10","latestIssueDate":"2016-09-08","expirationDate":"2017-08-31","inactiveDate":"2017-10-30"},{"number":"579591","type":"Dumpster License - Private Property","status":"Active","businessName":"LEANDROS PIZZA HOUSE","legalName":"LEANDROS PIZZA HOUSE","address":"4501-03 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-12-10","latestIssueDate":"2013-07-30","expirationDate":null,"inactiveDate":null},{"number":"593105","type":"Food Preparing and Serving","status":"Inactive","businessName":"ALBERT WALKER III (LITTLE LEADERS ACADEMY LLC)","legalName":"ALBERT WALKER III","address":"4501-03 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-05-10","latestIssueDate":"2013-05-10","expirationDate":"2014-04-30","inactiveDate":null},{"number":"614820","type":"Dumpster License - Private Property","status":"Active","businessName":"FRANKFORD HOLDINGS LLC (`FRANKFORD HOLDINGS LLC)","legalName":"FRANKFORD HOLDINGS LLC","address":"4501-03 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-01-28","latestIssueDate":"2014-01-28","expirationDate":null,"inactiveDate":null},{"number":"689102","type":"Food Preparing and Serving","status":"Inactive","businessName":"TIESHA ROBINSON (GROWING MOMENTS LLC)","legalName":"TIESHA ROBINSON","address":"4501-03 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-01-20","latestIssueDate":"2016-01-20","expirationDate":"2017-01-01","inactiveDate":"2017-03-02"},{"number":"757649","type":"Dumpster License - Private Property","status":"Active","businessName":"MARIAM HOLDINGS LLC","legalName":"MARIAM HOLDINGS LLC ","address":"4501-03 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-11-17","latestIssueDate":"2017-11-17","expirationDate":null,"inactiveDate":null},{"number":"757685","type":"Rental","status":"Inactive","businessName":"MARIAM HOLDINGS LLC","legalName":"MARIAM HOLDINGS LLC  ","address":"4501-03 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2017-11-17","latestIssueDate":"2024-10-21","expirationDate":"2025-11-16","inactiveDate":"2026-01-15"},{"number":"0967591","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"QUEENS MARKET 2 LLC","legalName":"QUEENS MARKET 2 LLC","address":"4501-03 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-12-12","latestIssueDate":"2024-12-12","expirationDate":"2025-12-11","inactiveDate":"2026-02-09"}],"licenseActivity":[{"number":"0967591","type":"Food Establishment, Retail Permanent Location","businessName":"QUEENS MARKET 2 LLC","legalName":"QUEENS MARKET 2 LLC","issuedDate":"2024-12-12","latestIssueDate":"2024-12-12","closureDate":"2026-02-09","expirationDate":"2025-12-11","inactiveDate":"2026-02-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"757649","type":"Dumpster License - Private Property","businessName":"MARIAM HOLDINGS LLC","legalName":"MARIAM HOLDINGS LLC ","issuedDate":"2017-11-17","latestIssueDate":"2017-11-17","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"757685","type":"Rental","businessName":"MARIAM HOLDINGS LLC","legalName":"MARIAM HOLDINGS LLC  ","issuedDate":"2017-11-17","latestIssueDate":"2024-10-21","closureDate":"2026-01-15","expirationDate":"2025-11-16","inactiveDate":"2026-01-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"689102","type":"Food Preparing and Serving","businessName":"TIESHA ROBINSON (GROWING MOMENTS LLC)","legalName":"TIESHA ROBINSON","issuedDate":"2016-01-20","latestIssueDate":"2016-01-20","closureDate":"2017-03-02","expirationDate":"2017-01-01","inactiveDate":"2017-03-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"614820","type":"Dumpster License - Private Property","businessName":"FRANKFORD HOLDINGS LLC (`FRANKFORD HOLDINGS LLC)","legalName":"FRANKFORD HOLDINGS LLC","issuedDate":"2014-01-28","latestIssueDate":"2014-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"593105","type":"Food Preparing and Serving","businessName":"ALBERT WALKER III (LITTLE LEADERS ACADEMY LLC)","legalName":"ALBERT WALKER III","issuedDate":"2013-05-10","latestIssueDate":"2013-05-10","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"579591","type":"Dumpster License - Private Property","businessName":"LEANDROS PIZZA HOUSE","legalName":"LEANDROS PIZZA HOUSE","issuedDate":"2012-12-10","latestIssueDate":"2013-07-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"579589","type":"Handbill Distribution","businessName":"LEANDROS PIZZA HOUSE","legalName":"LEANDROS PIZZA HOUSE","issuedDate":"2012-12-10","latestIssueDate":"2016-09-08","closureDate":"2017-10-30","expirationDate":"2017-08-31","inactiveDate":"2017-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"486603","type":"Rental","businessName":"FRANKFORD HOLDINGS LLC","legalName":"FRANKFORD HOLDINGS LLC","issuedDate":"2009-10-28","latestIssueDate":"2016-03-28","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"326489","type":"Food Preparing and Serving","businessName":"LEANDROS PIZZA HOUSE","legalName":"LEANDROS PIZZA HOUSE","issuedDate":"2005-07-15","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"320187","type":"Rental","businessName":"4501 FRANKFORD AVENUE ASSOCIATION","legalName":"4501 FRANKFORD AVENUE ASSOCIATION","issuedDate":"2005-05-25","latestIssueDate":"2006-03-13","closureDate":"2009-10-28","expirationDate":"2010-02-28","inactiveDate":"2009-10-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"264387","type":"Rental","businessName":"LAWRENCE DE SIMONE (C/O MICHELE MC KENNA)","legalName":"LAWRENCE DE SIMONE","issuedDate":"2004-02-20","latestIssueDate":"2004-02-20","closureDate":"2005-02-28","expirationDate":"2005-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282980","type":"Dumpster License - Private Property","businessName":"MICHELE MC KENNA (LEANDROS PIZZA)","legalName":"MICHELE MC KENNA","issuedDate":"2002-10-03","latestIssueDate":"2002-10-03","closureDate":"2010-11-16","expirationDate":"2010-07-31","inactiveDate":"2010-11-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204142","type":"Food Preparing and Serving","businessName":"MICHELE MCKENNA","legalName":"MICHELE MCKENNA","issuedDate":"2002-10-03","latestIssueDate":"2002-10-03","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202551","type":"Food Preparing and Serving","businessName":"GIOVANNA FRANCHI (LEANDRO PIZZA HOUSE)","legalName":"GIOVANNA FRANCHI","issuedDate":"1999-04-19","latestIssueDate":"1999-04-19","closureDate":"2000-04-30","expirationDate":"2000-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","failed L&I inspection activity in 2021, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 86% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $525,000 to $976,400","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #304555: COMPLETED. The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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":"1 permit not marked completed: EP-2024-009677 (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":"violations","level":"attention","title":"7 open L&I violations","finding":"175 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":"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":"84 failed, 56 passed, and 9 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 19, 2026.","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 Preparing and Serving #202551: Inactive; Food Preparing and Serving #204142: Inactive; Dumpster License - Private Property #282980: Inactive since Nov 16, 2010; Handbill Distribution #579589: Inactive since Oct 30, 2017","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":"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":"Special Hazards Certification: Certified through Feb 10, 2027; Fire Alarm Certification: Certified through May 11, 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/"}]}