{"asOf":"2026-07-28T11:16:19.619Z","block":"7900-7999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-frankford-ave","address":"7938-40 FRANKFORD AVE","parcelNumber":"882004600","source":"https://property.phila.gov/?p=882004600","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"WS INVESTMENTS GROUP LLC","coOwner":null,"marketValue":774500,"landAssessment":154900,"improvementAssessment":619600,"livableArea":11064,"yearBuilt":1925,"lastSale":{"price":890000,"date":"2022-12-16T05:00:00Z"},"openViolations":1,"violations":[{"number":"4403709","date":"2017-07-31","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4403708","date":"2017-07-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4403710","date":"2017-07-31","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4803052","date":"2018-09-08","code":"FC-13-105613","title":"TENTS/MEMBRANE STRUCTURES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-003348","date":"2021-01-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-003349","date":"2021-01-20","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-053852","date":"2021-08-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-09-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-080364","date":"2022-10-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-080366","date":"2022-10-22","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-080365","date":"2022-10-22","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-080363","date":"2022-10-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-032575","date":"2026-05-16","code":"A-301.1/22","title":"PROJECTING SIGN","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"596825","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-07-31","completedDate":"2017-09-01","violations":[{"number":"4403709","date":"2017-07-31","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4403708","date":"2017-07-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4403710","date":"2017-07-31","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"653623","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-09-10","completedDate":"2018-09-11","violations":[{"number":"4803052","date":"2018-09-08","code":"FC-13-105613","title":"TENTS/MEMBRANE STRUCTURES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-004634","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-01-20","completedDate":"2021-02-23","violations":[{"number":"VI-2021-003348","date":"2021-01-20","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-02-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-003349","date":"2021-01-20","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-02-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-074580","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-08-06","completedDate":"2021-09-03","violations":[{"number":"VI-2021-053852","date":"2021-08-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-09-03","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-108461","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-22","completedDate":"2023-06-27","violations":[{"number":"VI-2022-080364","date":"2022-10-22","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-080366","date":"2022-10-22","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-080365","date":"2022-10-22","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-080363","date":"2022-10-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-06-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-053660","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-16","completedDate":null,"violations":[{"number":"VI-2026-032575","date":"2026-05-16","code":"A-301.1/22","title":"PROJECTING SIGN","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2017,"n":3,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2022,"n":4,"worst":"INTERIOR UNSAFE GENERAL"},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"653623","date":"2018-09-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"653623","date":"2018-09-10","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-004634","date":"2021-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004634","date":"2021-02-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004634","date":"2021-02-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-074580","date":"2021-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-074580","date":"2021-09-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-108461","date":"2022-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-108461","date":"2023-06-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-053660","date":"2026-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-053660","date":"2026-06-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":1,"passes":1},{"y":2021,"fails":3,"passes":2},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04163798998918,"lng":-75.0288352269346,"geom":{"type":"Polygon","coordinates":[[[-75.028643158,40.041697198],[-75.028784388,40.041645639],[-75.028724605,40.041550126],[-75.02869624,40.041560803],[-75.028580551,40.041369823],[-75.028728075,40.041315606],[-75.028962923,40.041691507],[-75.029109011,40.041638562],[-75.029172898,40.041742134],[-75.028783246,40.041885936],[-75.028643158,40.041697198]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-020097","type":"Fire Alarm Certification","inspectionDate":"2025-07-30","result":"Certified","expirationDate":"2026-07-30","buildingId":"1300629"},{"number":"BC-2026-013685","type":"Sprinkler Certification","inspectionDate":"2026-04-08","result":"Certified","expirationDate":"2027-04-08","buildingId":"1300629"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":13049,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7043 FRANKFORD AVENUE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1217000,"taxable":1217000,"land":195739,"improvement":1021261,"taxableLand":195739,"taxableImprovement":1021261,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1217000,"taxable":1217000,"land":195739,"improvement":1021261,"taxableLand":195739,"taxableImprovement":1021261,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":600000,"taxable":600000,"land":360000,"improvement":240000,"taxableLand":360000,"taxableImprovement":240000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":503500,"taxable":503500,"land":100000,"improvement":403500,"taxableLand":100000,"taxableImprovement":403500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":507200,"taxable":507200,"land":100735,"improvement":406465,"taxableLand":100735,"taxableImprovement":406465,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":507200,"taxable":507200,"land":100735,"improvement":406465,"taxableLand":100735,"taxableImprovement":406465,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":507200,"taxable":507200,"land":100735,"improvement":406465,"taxableLand":100735,"taxableImprovement":406465,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":538200,"taxable":538200,"land":107649,"improvement":430551,"taxableLand":107649,"taxableImprovement":430551,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":538200,"taxable":538200,"land":107649,"improvement":430551,"taxableLand":107649,"taxableImprovement":430551,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":774500,"taxable":774500,"land":154900,"improvement":619600,"taxableLand":154900,"taxableImprovement":619600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":774500,"taxable":774500,"land":154900,"improvement":619600,"taxableLand":154900,"taxableImprovement":619600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":774500,"taxable":774500,"land":154900,"improvement":619600,"taxableLand":154900,"taxableImprovement":619600,"exemptLand":0,"exemptImprovement":0}],"taxNow":10841,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2023-002580","date":"2023-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-10","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE VIOLATION CF-2022-108461 TO INCLUDE STRUCTURAL REPAIRS PER APPROVED PLANS, ENGINEER'S REPORT AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"PP-2023-009511","date":"2023-07-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-11","scope":"REPLACE 3/4\" BACKFLOW DEVICE"},{"number":"ZP-2023-012649","date":"2024-03-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Adult Care"},{"number":"CP-2024-001054","date":"2024-04-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-16","scope":"FOR CHANGE OF OCCUPANCY TO ADULT DAY CARE AND LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2024-004996","date":"2024-04-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-16","scope":"INSTALL 1 HAND SINK, 1 MOP SINK, 17 WATER CLOSETS, 17 LAVATORIES, 7 FLOOR DRAINS, 1 HUB DRAIN, 1 THREE COMPARTMENT SINK, 1 SHOWER AND 1 DRINKING FOUNTAIN ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-001130","date":"2024-06-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-16","scope":"FOR THE INSTALLATION OF A FOUR-INCH FIRE SERVICE LINE, FOUR-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"EP-2024-006945","date":"2024-07-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-05","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"EP-2024-003439","date":"2024-11-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-11","scope":"Upgrade to 300A service, WIRING TO INCLUDE RECEPTACLE OUTLETS, LIGHTING, SWITCHES, EMERGENCY/EXIT LIGHTING AND GFCIS ,panel. ALL NECESSARY BONDING AND GROUNDING. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. AMENDMENT: to include changes - relocated \"Panel C\" and receptacle layout changed to exclude floor receptacles.."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"0998665","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"7248 Adult Daycare Inc (Assured Care Center Daycare)","legalName":"7248 Adult Daycare Inc","address":"7938-40 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-02-02","latestIssueDate":"2026-02-02","expirationDate":"2027-02-01","inactiveDate":null}],"licenseActivity":[{"number":"0998665","type":"Food Preparing and Serving (30+ SEATS)","businessName":"7248 Adult Daycare Inc (Assured Care Center Daycare)","legalName":"7248 Adult Daycare Inc","issuedDate":"2026-02-02","latestIssueDate":"2026-02-02","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"12 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 30, 2026; Sprinkler Certification: Certified through Apr 8, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 22, 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":"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/"}]}