{"asOf":"2026-07-30T03:37:27.866Z","block":"4400-4499 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-frankford-ave","address":"4410-20 FRANKFORD AVE","parcelNumber":"882332650","source":"https://property.phila.gov/?p=882332650","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"241","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Store","owner":"CARMEL REALTY ASSOCIATES","coOwner":null,"marketValue":487400,"landAssessment":97400,"improvementAssessment":390000,"livableArea":12793,"yearBuilt":1920,"lastSale":{"price":1,"date":"2010-11-30T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01313517485472,"lng":-75.08771962691003,"geom":{"type":"Polygon","coordinates":[[[-75.087270657,40.013043806],[-75.087467567,40.012829169],[-75.088167242,40.013223637],[-75.087967506,40.013440836],[-75.087270657,40.013043806]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-016686","type":"Sprinkler Certification","inspectionDate":"2024-05-16","result":"Certified","expirationDate":"2025-05-16","buildingId":"1274435"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":22860,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4410-20 FRANKFORD AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS ASSEMBLY AND ENTERTAINMENT WITH INCIDENTIAL FOOD SERVICE (PRIMARILY\nDURING ASSEMBLY TYPE EVENTS) AS PART OF AN EXISTING GYM (PERSONAL SERVICES) IN SPACE\n4416 OF AN EXISTING BUILDING. BUSINESS AND PROFESSIONAL OFFICES IN OT","status":"OPEN","outcome":"Granted","date":"2018-02-21","number":"31815","relatedPermit":"813627"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":457000,"taxable":457000,"land":228600,"improvement":228400,"taxableLand":228600,"taxableImprovement":228400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":511000,"taxable":511000,"land":228600,"improvement":282400,"taxableLand":228600,"taxableImprovement":282400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":511000,"taxable":511000,"land":100720,"improvement":410280,"taxableLand":100720,"taxableImprovement":410280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":510500,"taxable":510500,"land":102100,"improvement":408400,"taxableLand":102100,"taxableImprovement":408400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":514300,"taxable":514300,"land":102860,"improvement":411440,"taxableLand":102860,"taxableImprovement":411440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":514300,"taxable":514300,"land":102860,"improvement":411440,"taxableLand":102860,"taxableImprovement":411440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":514300,"taxable":514300,"land":102860,"improvement":411440,"taxableLand":102860,"taxableImprovement":411440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":480000,"taxable":480000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":384000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":480000,"taxable":480000,"land":96000,"improvement":384000,"taxableLand":96000,"taxableImprovement":384000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":473300,"taxable":473300,"land":94660,"improvement":378640,"taxableLand":94660,"taxableImprovement":378640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":473300,"taxable":473300,"land":94660,"improvement":378640,"taxableLand":94660,"taxableImprovement":378640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":487400,"taxable":487400,"land":97400,"improvement":390000,"taxableLand":97400,"taxableImprovement":390000,"exemptLand":0,"exemptImprovement":0}],"taxNow":6625,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"67965","date":"2007-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 3/4\" WATER SERVICE FROM MAIN TO BASEMENT (NEW)"},{"number":"698852","date":"2016-06-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR PERSONAL SERVICES IN AN EXISTING ONE (1) STORY STRUCTURE, NO SIGN ON THIS PERMIT,"},{"number":"801225","date":"2017-07-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-19","scope":"FOR PERSONAL SERVICES IN AN EXISTING ONE (1) STORY STRUCTURE, NO SIGN ON THIS PERMIT,"},{"number":"PP-2023-016163","date":"2023-12-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPLACE 3/4\" BACKFLOW DEVICE."},{"number":"ZP-2024-009867","date":"2024-10-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"EP-2025-000246","date":"2025-01-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-11","scope":"Replace existing outlets in hallway"},{"number":"FP-2025-000877","date":"2025-04-29","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-04-30","scope":"Extend new system to first floor of existing building - basement is fully sprinklered with existing riser and backflow: Cross main-3\"; Branchlines- 1-1/2: Supply risers existing-3\"; existing fire service-3\" System to be installed per NFPA #13 light hazard for daycare."},{"number":"CP-2025-002508","date":"2025-06-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS WITH CHANGE IN OCCUPANCY (TO HIGHER HAZARD CATEGORY) PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2025-000874","date":"2025-12-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR THE ALTERATION & EXPANSION OF AN EXISTING FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 WITH AN EXISTING BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2025-004545","date":"2025-12-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF ONE (1) UL LISTED COMMERCIAL KITCHEN EXHAUST HOOD WITH EXHAUST TIE-IN TO ONE (1) EXHAUST FAN & ALL ASSOCIATED EXHAUST DUCTWORK. **SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"279612","type":"Dumpster License - Private Property","status":"Inactive","businessName":"GREEN FARMERS MARKET INC","legalName":"GREEN FARMERS MARKET INC","address":"4410-20 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-07-31","latestIssueDate":"2001-07-31","expirationDate":"2010-07-31","inactiveDate":null},{"number":"201452","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"KALVIN PAE (GREEN FARMERS MARKET)","legalName":"KALVIN PAE","address":"4410-20 FRANKFORD AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"326093","type":"Dumpster License - Private Property","status":"Inactive","businessName":"WALI ENTERPRISES INC","legalName":"WALI ENTERPRISES INC","address":"4410-20 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-07-13","latestIssueDate":"2005-07-13","expirationDate":"2011-07-31","inactiveDate":null},{"number":"347675","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"WALI ENTERPRISES INC","legalName":"WALI ENTERPRISES INC","address":"4410-20 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-12-02","latestIssueDate":"2008-04-08","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"449326","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"KHAN BUSINESS ASSOCIATES INC","legalName":"KHAN BUSINESS ASSOCIATES INC","address":"4410-20 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-06-19","latestIssueDate":"2012-04-17","expirationDate":"2013-04-30","inactiveDate":null}],"licenseActivity":[{"number":"449326","type":"Food Establishment, Retail Permanent Location","businessName":"KHAN BUSINESS ASSOCIATES INC","legalName":"KHAN BUSINESS ASSOCIATES INC","issuedDate":"2008-06-19","latestIssueDate":"2012-04-17","closureDate":"2013-04-30","expirationDate":"2013-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"347675","type":"Food Establishment, Retail Permanent Location","businessName":"WALI ENTERPRISES INC","legalName":"WALI ENTERPRISES INC","issuedDate":"2005-12-02","latestIssueDate":"2008-04-08","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"326093","type":"Dumpster License - Private Property","businessName":"WALI ENTERPRISES INC","legalName":"WALI ENTERPRISES INC","issuedDate":"2005-07-13","latestIssueDate":"2005-07-13","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201452","type":"Food Establishment, Retail Perm Location (Large)","businessName":"KALVIN PAE (GREEN FARMERS MARKET)","legalName":"KALVIN PAE","issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279612","type":"Dumpster License - Private Property","businessName":"GREEN FARMERS MARKET INC","legalName":"GREEN FARMERS MARKET INC","issuedDate":"2001-07-31","latestIssueDate":"2001-07-31","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #31815: OPEN · Granted; related permit 813627. Use permit #698852: COMPLETED.","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":"5 permits not marked completed: PP-2023-016163 (Issued), FP-2025-000877 (Expired), CP-2025-002508 (Issued), FP-2025-000874 (Amendment Application Incomplete), MP-2025-004545 (Issued). 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":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 16, 2025","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279612: Inactive; Food Establishment, Retail Perm Location (Large) #201452: Inactive since Dec 22, 2012; Dumpster License - Private Property #326093: Inactive; Food Establishment, Retail Permanent Location #347675: Inactive since Dec 22, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}]}