{"asOf":"2026-07-26T12:49:46.543Z","block":"7100-7199 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-frankford-ave","address":"7134 FRANKFORD AVE","parcelNumber":"882064528","source":"https://property.phila.gov/?p=882064528","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"H&Z 2021 INVESTMENT LLC","coOwner":null,"marketValue":233700,"landAssessment":46700,"improvementAssessment":187000,"livableArea":1260,"yearBuilt":1950,"lastSale":{"price":205000,"date":"2021-03-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"1573558","date":"2010-01-06","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-067371","date":"2024-08-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067368","date":"2024-08-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067369","date":"2024-08-09","code":"F-311.3","title":"REMOVAL OF COMBUSTIBLES\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067370","date":"2024-08-09","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-032957","date":"2025-05-15","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032937","date":"2025-05-15","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032939","date":"2025-05-15","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032940","date":"2025-05-15","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032941","date":"2025-05-15","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"225069","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-21","completedDate":"2010-01-21","violations":[{"number":"1573558","date":"2010-01-06","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-087096","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2024-08-09","completedDate":"2024-09-19","violations":[{"number":"VI-2024-067371","date":"2024-08-09","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067368","date":"2024-08-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067369","date":"2024-08-09","code":"F-311.3","title":"REMOVAL OF COMBUSTIBLES\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-067370","date":"2024-08-09","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-09-19","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-043700","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NPU AFTER HOURS INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-16","completedDate":"2025-07-22","violations":[{"number":"VI-2025-032957","date":"2025-05-15","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032937","date":"2025-05-15","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032939","date":"2025-05-15","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032940","date":"2025-05-15","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-032941","date":"2025-05-15","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"CLOSED","resolutionDate":"2025-07-21","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2024,"n":4,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"225069","date":"2010-01-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2024-087096","date":"2024-08-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-087096","date":"2024-09-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-043700","date":"2025-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-043700","date":"2025-07-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-043700","date":"2025-07-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.035472640528525,"lng":-75.04401617594306,"geom":{"type":"Polygon","coordinates":[[[-75.043836305,40.03539955],[-75.043889096,40.035372115],[-75.044195218,40.035544175],[-75.044140272,40.035572574],[-75.043836305,40.03539955]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-023814","type":"Fire Alarm Certification","inspectionDate":"2024-08-26","result":"Certified","expirationDate":"2025-08-26","buildingId":"1360013"},{"number":"BC-2025-022337","type":"Fire Alarm Certification","inspectionDate":"2025-08-25","result":"Certified","expirationDate":"2026-08-25","buildingId":"1360013"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":1,"lotArea":1929,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2846 ST VINCENT ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":126000,"taxable":126000,"land":19300,"improvement":106700,"taxableLand":19300,"taxableImprovement":106700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":126000,"taxable":126000,"land":19300,"improvement":106700,"taxableLand":19300,"taxableImprovement":106700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":168700,"taxable":168700,"land":33781,"improvement":134919,"taxableLand":33781,"taxableImprovement":134919,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":165200,"taxable":165200,"land":33040,"improvement":132160,"taxableLand":33040,"taxableImprovement":132160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":166400,"taxable":166400,"land":33280,"improvement":133120,"taxableLand":33280,"taxableImprovement":133120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":166400,"taxable":166400,"land":33280,"improvement":133120,"taxableLand":33280,"taxableImprovement":133120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":166400,"taxable":166400,"land":33280,"improvement":133120,"taxableLand":33280,"taxableImprovement":133120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":181800,"taxable":181800,"land":36366,"improvement":145434,"taxableLand":36366,"taxableImprovement":145434,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":181800,"taxable":181800,"land":36366,"improvement":145434,"taxableLand":36366,"taxableImprovement":145434,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":203400,"taxable":203400,"land":40680,"improvement":162720,"taxableLand":40680,"taxableImprovement":162720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":203400,"taxable":203400,"land":40680,"improvement":162720,"taxableLand":40680,"taxableImprovement":162720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":233700,"taxable":233700,"land":46700,"improvement":187000,"taxableLand":46700,"taxableImprovement":187000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2847,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-004800","date":"2021-04-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2024-001513","date":"2024-04-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-08-04","scope":"FOR LEVEL 2 ALTERATIONS FOR TENENT FIT-OUT AS PER PLANS."},{"number":"EP-2024-002838","date":"2024-04-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-16","scope":"INSTALL WIRING, RECEPTACLE OUTLETS, LIGHTING AND SWITCHES ACCORDING TO THE 2017 NEC."},{"number":"ZP-2025-009684","date":"2025-10-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"Improved","storyDelta":0.11,"timeline":[{"y":2005,"k":"sale","p":185000},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"sale","p":205000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"297533","type":"Hazardous Materials","status":"Inactive","businessName":"CHA CHIN U","legalName":"CHA CHIN U","address":"7134 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-01-08","latestIssueDate":"2005-01-08","expirationDate":"2006-12-31","inactiveDate":"2006-12-13"},{"number":"373557","type":"Rental","status":"Inactive","businessName":"KOK LAM NG (AGT:CHANG LIU)","legalName":"KOK LAM NG","address":"7134 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-06-15","latestIssueDate":"2009-05-18","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"373557","type":"Rental","businessName":"KOK LAM NG (AGT:CHANG LIU)","legalName":"KOK LAM NG","issuedDate":"2006-06-15","latestIssueDate":"2009-05-18","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297533","type":"Hazardous Materials","businessName":"CHA CHIN U","legalName":"CHA CHIN U","issuedDate":"2005-01-08","latestIssueDate":"2005-01-08","closureDate":"2006-12-13","expirationDate":"2006-12-31","inactiveDate":"2006-12-13","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2024, 2025"],"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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2024-001513 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 22, 2025.","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":"Hazardous Materials #297533: Inactive since Dec 13, 2006","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 10 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 25, 2026","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}