{"asOf":"2026-07-30T07:54:28.829Z","block":"4200-4299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-frankford-ave","address":"4207 FRANKFORD AVE","parcelNumber":"882000074","source":"https://property.phila.gov/?p=882000074","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"273","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Store","owner":"BLACK SEA GROUP LLC","coOwner":null,"marketValue":230500,"landAssessment":46100,"improvementAssessment":184400,"livableArea":2681,"yearBuilt":1935,"lastSale":null,"openViolations":8,"violations":[{"number":"VI-2025-087317","date":"2025-11-04","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=930497411&hash=FF375D633627803BDE44E1C1C73B98DCC449521E547CD92E83632A56292B31A2"},{"number":"VI-2025-087316","date":"2025-11-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=930497411&hash=FF375D633627803BDE44E1C1C73B98DCC449521E547CD92E83632A56292B31A2"},{"number":"VI-2026-004160","date":"2026-01-22","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2026-01-22","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2026-01-22","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004222","date":"2026-01-22","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004221","date":"2026-01-22","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004220","date":"2026-01-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004332","date":"2026-01-22","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004289","date":"2026-01-22","code":"PM15-308.2.1","title":"RUBBISH STORAGE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004267","date":"2026-01-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2025-121106","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-11-05","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=930497411&hash=FF375D633627803BDE44E1C1C73B98DCC449521E547CD92E83632A56292B31A2","violations":[{"number":"VI-2025-087317","date":"2025-11-04","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=930497411&hash=FF375D633627803BDE44E1C1C73B98DCC449521E547CD92E83632A56292B31A2"},{"number":"VI-2025-087316","date":"2025-11-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=930497411&hash=FF375D633627803BDE44E1C1C73B98DCC449521E547CD92E83632A56292B31A2"}]},{"number":"CF-2026-005936","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-20","completedDate":"2026-01-22","noticeUrl":null,"violations":[{"number":"VI-2026-004160","date":"2026-01-22","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2026-01-22","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2026-01-22","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-006686","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-22","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2026-004222","date":"2026-01-22","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004221","date":"2026-01-22","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004220","date":"2026-01-22","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004332","date":"2026-01-22","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004289","date":"2026-01-22","code":"PM15-308.2.1","title":"RUBBISH STORAGE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-004267","date":"2026-01-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-02-03","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2025,"n":2,"worst":"INTERIOR UNSAFE GENERAL"},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2025-121106","date":"2025-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-005936","date":"2026-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-005936","date":"2026-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-005936","date":"2026-01-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-006686","date":"2026-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006686","date":"2026-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-121106","date":"2026-02-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00884168318618,"lng":-75.08970232870479,"geom":{"type":"Polygon","coordinates":[[[-75.089551543,40.008752344],[-75.089887996,40.008879388],[-75.089853569,40.008933665],[-75.089517108,40.008806622],[-75.089551543,40.008752344]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":2310,"zoning":"CMX2","grade":"4","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":88500,"taxable":88500,"land":17700,"improvement":70800,"taxableLand":17700,"taxableImprovement":70800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":230500,"taxable":230500,"land":46100,"improvement":184400,"taxableLand":46100,"taxableImprovement":184400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1239,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-016073","date":"2022-01-05","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-25","scope":"FOR A LOT ADJUSTMENT TO CREATE TWO LOTS (PROPOSED LOT '1', AND '2') FROM ONE DEED RECORD AND TWO ADDRESSES. SIZE AND LOCATION AS PER APPROVED PLAN."}],"storyTag":"Improved","storyDelta":-0.91,"timeline":[{"y":2011,"k":"sale","p":40800},{"y":2017,"k":"sale","p":35000},{"y":2022,"k":"permit","w":"Lot Line Relocation"},{"y":2022,"k":"sale","p":200000},{"y":2022,"k":"sale","p":3500},{"y":2025,"k":"viol","w":"2 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 1 passed"}],"rented":true,"licenses":[{"number":"712372","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BLACK SEA GROUP LLC","legalName":"BLACK SEA GROUP LLC","address":"4207 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-08-25","latestIssueDate":"2016-08-25","expirationDate":"2017-08-24","inactiveDate":"2017-10-23"},{"number":"0965370","type":"Rental","status":"Active","businessName":"4213 FRANKFORD AVE LLC","legalName":"4213 FRANKFORD AVE LLC","address":"4207 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2024-11-12","latestIssueDate":"2025-09-28","expirationDate":"2026-11-11","inactiveDate":null}],"licenseActivity":[{"number":"0965370","type":"Rental","businessName":"4213 FRANKFORD AVE LLC","legalName":"4213 FRANKFORD AVE LLC","issuedDate":"2024-11-12","latestIssueDate":"2025-09-28","closureDate":null,"expirationDate":"2026-11-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"712372","type":"Vacant Residential Property / Lot","businessName":"BLACK SEA GROUP LLC","legalName":"BLACK SEA GROUP LLC","issuedDate":"2016-08-25","latestIssueDate":"2016-08-25","closureDate":"2017-10-23","expirationDate":"2017-08-24","inactiveDate":"2017-10-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["8 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 160% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $88,500 to $230,500","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":"violations","level":"urgent","title":"8 open L&I violations","finding":"9 violation rows are retained in the City ledger. 2 unresolved unsafe/imminently-dangerous rows belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1935 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 21, 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":"Vacant Residential Property / Lot #712372: Inactive since Oct 23, 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 commercial. 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/"}]}