{"asOf":"2026-07-24T04:42:31.966Z","block":"7700-7799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7700-7799-frankford-ave","address":"7731 FRANKFORD AVE","parcelNumber":"882017090","source":"https://property.phila.gov/?p=882017090","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":null,"buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"PHAM HOANG M","coOwner":"PHAM TAMMY C","marketValue":329500,"landAssessment":65900,"improvementAssessment":263600,"livableArea":2220,"yearBuilt":1945,"lastSale":{"price":128500,"date":"2001-05-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"4972334","date":"2019-01-11","code":"FC-1008.1/4","title":"EGRESS DOOR LOCK MUST BE APP","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"670489","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-01-15","completedDate":"2019-03-21","violations":[{"number":"4972334","date":"2019-01-11","code":"FC-1008.1/4","title":"EGRESS DOOR LOCK MUST BE APP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"670489","date":"2019-01-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"670489","date":"2019-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"670489","date":"2019-03-21","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03963161403209,"lng":-75.0321942114779,"geom":{"type":"Polygon","coordinates":[[[-75.032090302,40.039517253],[-75.032143096,40.039497756],[-75.03229867,40.039744535],[-75.032242301,40.039763191],[-75.032090302,40.039517253]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":2,"lotArea":1658,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5012 PENNWAY ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":244200,"taxable":244200,"land":24900,"improvement":219300,"taxableLand":24900,"taxableImprovement":219300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":244200,"taxable":244200,"land":24900,"improvement":219300,"taxableLand":24900,"taxableImprovement":219300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":245500,"taxable":245500,"land":49121,"improvement":196379,"taxableLand":49121,"taxableImprovement":196379,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":232800,"taxable":232800,"land":46560,"improvement":186240,"taxableLand":46560,"taxableImprovement":186240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":234500,"taxable":234500,"land":46900,"improvement":187600,"taxableLand":46900,"taxableImprovement":187600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":234500,"taxable":234500,"land":46900,"improvement":187600,"taxableLand":46900,"taxableImprovement":187600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":234500,"taxable":234500,"land":46900,"improvement":187600,"taxableLand":46900,"taxableImprovement":187600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":256200,"taxable":256200,"land":51249,"improvement":204951,"taxableLand":51249,"taxableImprovement":204951,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":256200,"taxable":256200,"land":51249,"improvement":204951,"taxableLand":51249,"taxableImprovement":204951,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315600,"taxable":315600,"land":63120,"improvement":252480,"taxableLand":63120,"taxableImprovement":252480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":315600,"taxable":315600,"land":63120,"improvement":252480,"taxableLand":63120,"taxableImprovement":252480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":329500,"taxable":329500,"land":65900,"improvement":263600,"taxableLand":65900,"taxableImprovement":263600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4418,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"520244","date":"2014-02-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"ABANDONED","completedDate":"2014-02-19","scope":"GROUP DAYCARE ON FIRST FLOOR OF BUILDING."},{"number":"534257","date":"2014-05-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-02","scope":"FOR CHANGE IN USE ON THE FIRST FLOOR TO A DAY CARE CENTER IN THE SAME BUILDING WITH EXISTING BUSINESS AND PROFESSIONAL OFFICES ON THE SECOND FLOOR. NO SIGNS ON THIS PERMIT."},{"number":"528137","date":"2014-05-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A DAYCARE CENTER ON THE FIRST FLOOR OF AN EXISTING BUILDING WITH A MAXIMUM OF FIVE (5) CHILDREN 2-1/2 YEARS OF AGE OR LESS."},{"number":"540060","date":"2014-06-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"ROUGH IN 1/2 BATH TOILET AND SINK(SFD)"},{"number":"546831","date":"2014-07-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-06","scope":"1ST FLOOR DAYCARE ELECTRICAL ALTERATIONS - INSTALL (3)EMERGENCY LIGHT FIXTURES, (2)EXIT SIGNS AND (1)LIGHT FIXTURE IN THE TOILET ROOM - ALL WORK WILL BE IN COMPLIANCE WITH THE 2008 NEC"},{"number":"575586","date":"2014-11-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-16","scope":"INSTALL BACKFLOW PREVENTOR WATTS LF009 3/4\" - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"644216","date":"2015-11-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-05-16","scope":"REISSUE CO FOR DAYCARE CENTER (NOTE SEE AP528137 CO ISSUED ALREADY) TO REFLECT NEW TENANT NAME FOR STATE. ANY NEW SIGNS REQUIRE ZONING. NO WORK."},{"number":"686241","date":"2016-05-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-03","scope":"INSTALL ONE 1 NON ILLUMINATED PANEL SIGN"},{"number":"686245","date":"2016-05-03","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-12-21","scope":"INSTALL ONE 1 NON ILLUMINATED PANEL SIGN"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2001,"k":"sale","p":128500},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Sign"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"651195","type":"Food Preparing and Serving","status":"Inactive","businessName":"SARAH TINGUE (FUN & MORE CHILD CARE CENTER)  (FUN & MORE CHILD CARE CENTER)","legalName":"SARAH TINGUE (FUN & MORE CHILD CARE CENTER) ","address":"7731 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-12-30","latestIssueDate":"2016-04-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"685466","type":"Food Preparing and Serving","status":"Inactive","businessName":"BENNETT LLC (COMMUNITY FOCUS LEARNING CENTE)","legalName":"BENNETT LLC","address":"7731 FRANKFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-12-03","latestIssueDate":"2022-04-26","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"}],"licenseActivity":[{"number":"685466","type":"Food Preparing and Serving","businessName":"BENNETT LLC (COMMUNITY FOCUS LEARNING CENTE)","legalName":"BENNETT LLC","issuedDate":"2015-12-03","latestIssueDate":"2022-04-26","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"651195","type":"Food Preparing and Serving","businessName":"SARAH TINGUE (FUN & MORE CHILD CARE CENTER)  (FUN & MORE CHILD CARE CENTER)","legalName":"SARAH TINGUE (FUN & MORE CHILD CARE CENTER) ","issuedDate":"2014-12-30","latestIssueDate":"2016-04-25","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #520244: ABANDONED.","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: 520244 (ABANDONED).","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":"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 PASSED on Mar 21, 2019.","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 #651195: Inactive since Jun 29, 2017; Food Preparing and Serving #685466: Inactive since Jun 29, 2023","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}