{"asOf":"2026-07-27T16:33:44.383Z","block":"1300-1399 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-frankford-ave","address":"1322 FRANKFORD AVE","parcelNumber":"882000225","source":"https://property.phila.gov/?p=882000225","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LA0","buildingCodeNew":"219","buildingClass":"IND LOFT MASONRY","buildingClassNew":"RESTAURANT","useLabel":"Commercial","owner":"1322 FRANKFORD OWNER LLC","coOwner":null,"marketValue":2001000,"landAssessment":400200,"improvementAssessment":1600800,"livableArea":3000,"yearBuilt":2022,"lastSale":{"price":1700000,"date":"2021-12-20T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97086406206927,"lng":-75.13479583803426,"geom":{"type":"Polygon","coordinates":[[[-75.134530602,39.970889379],[-75.134531122,39.970834478],[-75.135069169,39.970839094],[-75.135052369,39.970893856],[-75.134530602,39.970889379]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":3000,"zoning":"CMX2","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"650 5TH AVE STE 2400, NEW YORK NY, 10019","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2021,"v":226800,"taxable":226800,"land":226800,"improvement":0,"taxableLand":226800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2000000,"taxable":400000,"land":400000,"improvement":1600000,"taxableLand":400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1600000},{"y":2023,"v":2000000,"taxable":400000,"land":400000,"improvement":1600000,"taxableLand":400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1600000},{"y":2024,"v":2000000,"taxable":400000,"land":400000,"improvement":1600000,"taxableLand":400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1600000},{"y":2025,"v":2000000,"taxable":400000,"land":400000,"improvement":1600000,"taxableLand":400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1600000},{"y":2026,"v":2000000,"taxable":400000,"land":400000,"improvement":1600000,"taxableLand":400000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1600000},{"y":2027,"v":2001000,"taxable":400200,"land":400200,"improvement":1600800,"taxableLand":400200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1600800}],"taxNow":5599,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"849757","date":"2018-02-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-03-02","scope":"LEVEL II STRUCTURAL ALTERATIONS (NO CHANGE OF OCCUPANCY) TO CREATE NEW FLOOR SLAB AND NEW STEEL COLUMNS AND FRAMES WITH FOOTINGS AS PER APPROVED PLANS. NO ADDITIONS AT THIS TIME. UNDERPINNING PLANS AND SEQUENCY MUST BE SUBMITTED IF REQUIRED."},{"number":"1014984","date":"2020-01-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-17","scope":"FOR COMPLETE DEMOLITION OF EXISTING STRUCTURE ON THE LOT AND FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-000613","date":"2021-04-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-11-24","scope":"FOR LEVEL 3 ALTERATIONS TO THE EXISTING STRUCTURE INCLUDING NEW FOOTINGS, FOUNDATIONS, UNDERPINNING, EXTERIOR WALLS, DOORS, WINDOWS, NEW ROOF FRAMING + ROOFING. NEW INTERIOR DEMISING WALL TO SEPARATE TWO USE GROUP B SMALL ASSEMBLY RESTAURANT SPACES AS PER PLANS. AMENDMENT (5/26/2021) -ARCHITECTURAL/STRUCTURAL REVISIONS TO STEEL AND ROOF FRAMING AND TO EXTERIOR WALL STOREFRONT AND FINISHES AS PER PLANS."},{"number":"PP-2021-007265","date":"2021-06-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-24","scope":"For interior supply and storm/sanitary DWV pipe for future fixtures per plan and 2018 Philadelphia Plumbing code. Separate permit required for fixture installation"},{"number":"CP-2021-002547","date":"2021-06-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-16","scope":"FOR INTERIOR ALTERATIONS TO EXISTING ONE-STORY STRUCTURE, INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, TO CREATE AN ICE CREAM SHOP, AS PER APPROVED PLANS."},{"number":"PP-2021-011436","date":"2021-07-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-11-16","scope":"FOR INTERIOR ALTERATIONS TO EXISTING ONE-STORY STRUCTURE, INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES, TO CREATE AN ICE CREAM SHOP, AS PER APPROVED PLANS."},{"number":"MP-2021-004014","date":"2021-07-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-04","scope":"FOR MECHANICAL ALTERATIONS TO THE ONE-STORY STRUCTURE, TO INCLUDE THE INSTALLATION OF EXHAUST FAN, REGISTERS/DIFFUSERS AND ASSOCIATED DUCT WORK FOR AN ICE CREAM SHOP, AS PER APPROVED PLANS."},{"number":"EP-2021-006448","date":"2021-08-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-04","scope":"Supply and install two new 320amp services, two GFCI receptacles as per 2017 NEC. Install a fire alarm system as 2016 NFPA 72."},{"number":"PP-2021-015744","date":"2021-08-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-24","scope":"Replace 3/4 iinch service from curb to meter. Install sewer line from curb trap to foundation wall."},{"number":"EP-2021-006033","date":"2021-09-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-14","scope":"Furnish and install lighting fixtures and controls, receptacles, connection to equipment along with branch circuit wiring utilizing existing panels - install 6 low voltage phone lines as per 2017 NEC."},{"number":"ZP-2021-012123","date":"2021-12-30","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-10-16","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED PROJECTING SIGN AND ONE (1) STATICALLY ILLUMINATED WALL SIGN BELOW THE SECOND FLOOR WINDOW SILL. SIZES AND LOCATIONS AS SHOWN ON APPLICATION/PLAN."},{"number":"GP-2021-014185","date":"2022-01-24","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-10-16","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY-ILLUMINATED PROJECTING SIGN AND ONE (1) STATICALLY-ILLUMINATED WALL SIZE PER APPROVED PLANS."},{"number":"CP-2022-001676","date":"2022-06-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-12","scope":"For Level II Alterations with a partial change of occupancy classification from Group S-1 to Group B (Tasting Room w/Bar, no distilling on site, <50 occupants), within the tenant space facing North Lee Street (Unit #102), on the ground floor of a reconstructed single-story attached structure, as per plans; separate permits required for all MEP work; building is currently not sprinklered; see CP-2021-000613 for reconstruction permit and for vacant tenant space; see AP#1014984 for zoning/use approval; no signs on this permit."},{"number":"PP-2022-009763","date":"2022-11-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-10","scope":"Install (1) 3 bin sink(other), (6) floor drains, (2) floor sinks (other), (1) dishwasher(other), (2) ice bins(other), (1) ice machine(other), (2) water closets, (2) lavatories"},{"number":"EP-2023-001928","date":"2023-03-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-11","scope":"Install 19 outlets, 3 ceiling fans, wire for 2 bathrooms, 1 closet light, new outlets throughout, bar outlets, 3 emergency lights, 1 remote head outside, 1 combo pack, 3 outside lights, move existing panel, no service installation as per 2017 nec"},{"number":"MP-2022-003528","date":"2023-03-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-02","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM AS PER PLANS."},{"number":"EP-2023-002436","date":"2023-03-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-03","scope":"Installation of City of Philadelphia approved Fire Alarm system per 2016 NFPA 72. Install Fire Alarm Control Panel, 3 Notification Devices, and 3 Initiation devices with auto communication."},{"number":"PP-2025-005272","date":"2025-04-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-10-27","scope":"1\" BACKFLOW PREVENTION ASSEMBLY"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"land","p":1700000},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"permit","w":"Sign"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"890482","type":"Food Preparing and Serving","status":"Active","businessName":"Jeni's Splendid Ice Creams, LLC (Jeni's Ice Creams)","legalName":"Jeni's Splendid Ice Creams, LLC","address":"1322 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-03-24","latestIssueDate":"2026-02-09","expirationDate":"2027-03-23","inactiveDate":null},{"number":"929458","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Noah Spirits LLC (Manatawny Still Works)","legalName":"Noah Spirits LLC","address":"1322 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2023-07-26","latestIssueDate":"2024-07-16","expirationDate":"2025-07-25","inactiveDate":"2025-09-23"}],"licenseActivity":[{"number":"929458","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Noah Spirits LLC (Manatawny Still Works)","legalName":"Noah Spirits LLC","issuedDate":"2023-07-26","latestIssueDate":"2024-07-16","closureDate":"2025-09-23","expirationDate":"2025-07-25","inactiveDate":"2025-09-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"890482","type":"Food Preparing and Serving","businessName":"Jeni's Splendid Ice Creams, LLC (Jeni's Ice Creams)","legalName":"Jeni's Splendid Ice Creams, LLC","issuedDate":"2022-03-24","latestIssueDate":"2026-02-09","closureDate":null,"expirationDate":"2027-03-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 849757 (Expired), PP-2025-005272 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #929458: Inactive since Sep 23, 2025","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 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/"}]}