{"asOf":"2026-07-24T21:56:47.629Z","block":"2000-2099 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-frankford-ave","address":"2043 FRANKFORD AVE","parcelNumber":"882000583","source":"https://property.phila.gov/?p=882000583","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"821","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"2043 FRANKFORD OWNER LLC","coOwner":null,"marketValue":293700,"landAssessment":58700,"improvementAssessment":235000,"livableArea":2287,"yearBuilt":1915,"lastSale":{"price":412500,"date":"2025-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-082526","date":"2025-10-17","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2025-10-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-096884","date":"2025-12-13","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-13","resolution":"SVN ISSUED"},{"number":"VI-2025-097707","date":"2025-12-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-12-17","resolution":"SVN ISSUED"},{"number":"VI-2026-000149","date":"2026-01-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-01-02","resolution":"SVN ISSUED"},{"number":"VI-2026-035594","date":"2026-05-26","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-05-26","resolution":"SVN ISSUED"},{"number":"VI-2026-053827","date":"2026-07-15","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-07-15","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-114657","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-17","completedDate":"2025-10-22","violations":[{"number":"VI-2025-082526","date":"2025-10-17","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2025-10-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-133571","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-13","completedDate":"2026-01-08","violations":[{"number":"VI-2025-096884","date":"2025-12-13","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-12-13","resolution":"SVN ISSUED"}]},{"number":"CF-2025-134675","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-17","completedDate":"2026-01-26","violations":[{"number":"VI-2025-097707","date":"2025-12-17","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-12-17","resolution":"SVN ISSUED"}]},{"number":"CF-2026-000245","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-02","completedDate":"2026-01-08","violations":[{"number":"VI-2026-000149","date":"2026-01-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-01-02","resolution":"SVN ISSUED"}]},{"number":"CF-2026-058183","type":"SITE VIOLATION NOTICE","priority":"IMMINENTLY DANGEROUS","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-05-26","completedDate":null,"violations":[{"number":"VI-2026-035594","date":"2026-05-26","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-05-26","resolution":"SVN ISSUED"}]},{"number":"CF-2026-088206","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-15","completedDate":null,"violations":[{"number":"VI-2026-053827","date":"2026-07-15","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-07-15","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":3,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2025-114657","date":"2025-10-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-114657","date":"2025-10-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-133571","date":"2025-12-13","type":null,"status":null},{"caseNumber":"CF-2025-134675","date":"2025-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-000245","date":"2026-01-02","type":null,"status":null},{"caseNumber":"CF-2026-058183","date":"2026-05-26","type":null,"status":null},{"caseNumber":"CF-2026-088206","date":"2026-07-15","type":null,"status":null}],"inspYears":[{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979371291427775,"lng":-75.12941528062187,"geom":{"type":"Polygon","coordinates":[[[-75.129315577,39.979295341],[-75.129375007,39.979297359],[-75.129508883,39.979408693],[-75.129458849,39.979460151],[-75.129315577,39.979295341]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":1600,"zoning":"CMX2","grade":"5","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2043 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR AN *EATING AND DRINKING ESTABLISHMENT-SIT-DOWN RESTAURANT* IN AN EXISTING STRUCTURE WITH ALL OTHER USES IN THE SAME STRUCTURE AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2026-02-27","number":"ZP-2025-008873","relatedPermit":"ZP-2025-008873"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":205200,"taxable":205200,"land":41040,"improvement":164160,"taxableLand":41040,"taxableImprovement":164160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":293700,"taxable":293700,"land":58700,"improvement":235000,"taxableLand":58700,"taxableImprovement":235000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2872,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-018240","date":"2021-10-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-27","scope":"3/4 inch service curb to meter"},{"number":"ZP-2025-004378","date":"2025-06-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2025-09-04","scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2025-006950","date":"2025-07-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"},{"number":"CP-2025-002364","date":"2025-08-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A RETAIL SALES OF CONSUMER GOODS USE WITH ACCESSORY STORAGE IN AN EXISTING TWO-STORY BUILDING WITH BASEMENT AS PER APPROVED PLANS AND PA ACCESSIBILITY ADVISORY BOARD VARIANCE #556120. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 10/31/25 AMEND ALTERATIONS PERMIT CP-2025-002364 TO ADD STRUCTURAL BRACING DETAILS INCLUDING STAR BOLTS AND PORTION OF WALL REPLACEMENT AS PER APPROVED PLANS. AMENDMENT APPROVED 2/10/26 AMEND ALTERATIONS PERMIT CP-2025-002364 TO DOCUMENT STRUCTURAL CHANGES TO ARCHITECTURAL FLOOR PLANS AND TO CHANGE SPACE TO SHELL COMMERCIAL AS PER APPROVED PLANS."},{"number":"ZP-2025-008873","date":"2026-02-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"PP-2026-000524","date":"2026-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-03-20","scope":"CAST AND COPPER 1 WATER CLOSET; 1 LAV; 1 HOT WATER HEATER; 2 HOSE BIBBS; 3 ROOF DRAINS; 1 1/2\" DOMESTIC; CURB TRAPS AND MAIN DRAINS"},{"number":"EP-2026-003249","date":"2026-04-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Scope of Work – Tenant Vanilla Box: • Supply and install all electrical wiring throughout tenant space • Supply and install all electrical service equipment and associated wiring • Supply and install all indoor and outdoor electrical systems as per plans • Supply and install all fire alarm wiring and equipment as per plans • Hassan Electric will supply all lighting fixtures as per plans • Hassan Electric will supply and install heaters as per plans • All required permits and inspections are included • Work to be completed in accordance with electrical drawings dated March 9th • Installation to meet NEC and all applicable local codes ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Alterations"},{"y":2025,"k":"sale","p":412500},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"3 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-008873: Completed · Granted; related permit ZP-2025-008873.","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":"3 permits not marked completed: ZP-2025-004378 (Cancelled), CP-2025-002364 (Issued), EP-2026-003249 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 15, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 6 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}