{"asOf":"2026-07-27T16:08:56.117Z","block":"400-499 FRANKLIN MILLS CIR","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-franklin-mills-cir","address":"451 FRANKLIN MILLS CIR","parcelNumber":"882695200","source":"https://property.phila.gov/?p=882695200","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"220","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"EASTERN TRUST REALTY LLC","coOwner":null,"marketValue":1378700,"landAssessment":965000,"improvementAssessment":413700,"livableArea":2965,"yearBuilt":1980,"lastSale":{"price":800000,"date":"2021-12-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-053971","date":"2022-07-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-08-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-064042","date":"2022-08-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-064041","date":"2022-08-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-074074","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-07-26","completedDate":"2022-08-16","violations":[{"number":"VI-2022-053971","date":"2022-07-26","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-08-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-087309","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-08-24","completedDate":"2022-09-13","violations":[{"number":"VI-2022-064042","date":"2022-08-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-064041","date":"2022-08-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-074074","date":"2022-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-074074","date":"2022-08-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-087309","date":"2022-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087309","date":"2022-09-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0866703181168,"lng":-74.96514599076961,"geom":{"type":"Polygon","coordinates":[[[-74.964769403,40.086886551],[-74.964704286,40.086386328],[-74.965483244,40.086445539],[-74.9656025,40.08694988],[-74.964769403,40.086886551]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2026-009235","type":"Special Hazards Certification","inspectionDate":"2026-03-31","result":"Certified","expirationDate":"2027-03-31","buildingId":"1251457"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":40873,"zoning":"CA1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"25 BIDDLE WAY, MOUNT LAUREL NJ, 08054","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1201500,"taxable":1201500,"land":817500,"improvement":384000,"taxableLand":817500,"taxableImprovement":384000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1201500,"taxable":1201500,"land":817500,"improvement":384000,"taxableLand":817500,"taxableImprovement":384000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1257200,"taxable":1257200,"land":314351,"improvement":942849,"taxableLand":314351,"taxableImprovement":942849,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1256000,"taxable":1256000,"land":376800,"improvement":879200,"taxableLand":376800,"taxableImprovement":879200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1256000,"taxable":1256000,"land":376800,"improvement":879200,"taxableLand":376800,"taxableImprovement":879200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1256000,"taxable":1256000,"land":376800,"improvement":879200,"taxableLand":376800,"taxableImprovement":879200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1256000,"taxable":1256000,"land":376800,"improvement":879200,"taxableLand":376800,"taxableImprovement":879200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1372500,"taxable":1372500,"land":960726,"improvement":411774,"taxableLand":960726,"taxableImprovement":411774,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1372500,"taxable":1372500,"land":960726,"improvement":411774,"taxableLand":960726,"taxableImprovement":411774,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1378700,"taxable":1378700,"land":965090,"improvement":413610,"taxableLand":965090,"taxableImprovement":413610,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1378700,"taxable":1378700,"land":965090,"improvement":413610,"taxableLand":965090,"taxableImprovement":413610,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1378700,"taxable":1378700,"land":965000,"improvement":413700,"taxableLand":965000,"taxableImprovement":413700,"exemptLand":0,"exemptImprovement":0}],"taxNow":19299,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2022-000939","date":"2022-06-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS PER APPROVED PLANS WITH NO CHANGE IN OCCUPANCY. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"PP-2022-010399","date":"2022-09-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-16","scope":"REPLACE 3-W.C 3 BAY SINK, 1 DISH WASHER, 1 FOOD SINK, 1-HAND SINK, 2-DROP IN SINKS, 1-FLOOR DRAIN, 2-HUB DRAINS, 1-WATER HEATER, 1-WOK SINK. Fixture replacement only"},{"number":"EP-2022-009685","date":"2022-09-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-08","scope":"New installation of 25 light fixtures, 10 outlets, & 8 switches."},{"number":"FP-2023-000090","date":"2023-01-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-03-16","scope":"KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Commercial Kitchen Suppression System modifying/relocating (6) nozzles of existing system. No change to hood. No increase to number of nozzles."},{"number":"ZP-2023-000421","date":"2023-01-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2022-012225","date":"2023-03-02","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-05-26","scope":"FOR THE ERECTION OF SIX (6) ILLUMINATED CHANNEL LETTER WALL SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN."},{"number":"EP-2023-003361","date":"2023-04-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-18","scope":"install 120v outlet for sign as per 2017 nec"},{"number":"GP-2023-001925","date":"2023-04-27","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-05-26","scope":"FOR THE ERECTION OF SIX (6) ILLUMINATED CHANNEL LETTER WALL SIGNS. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN. SEE ZP-2022-012225 FOR THE SIGN ZONING PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"278919","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MID ATLANTIC RESTAURANT SYS LP","legalName":"MID ATLANTIC RESTAURANT SYS LP","address":"451 FRANKLIN MILLS CIR","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1996-11-16","latestIssueDate":"1996-11-16","expirationDate":"2010-07-31","inactiveDate":"2010-06-30"},{"number":"282350","type":"Dumpster License - Private Property","status":"Active","businessName":"BOSTON MARKET CORP (BUSINESS LICENSE & PERMITS)","legalName":"BOSTON MARKET CORP","address":"451 FRANKLIN MILLS CIR","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-10-12","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"210069","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"BOSTON MARKET CORPORATION #0367","legalName":"BOSTON MARKET CORPORATION #0367","address":"451 FRANKLIN MILLS CIR","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2021-05-13","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"923534","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"NORTHEAST RAYAKI.INC","legalName":"NORTHEAST RAYAKI.INC","address":"451 FRANKLIN MILLS CIR","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2023-05-12","latestIssueDate":"2026-04-05","expirationDate":"2027-05-11","inactiveDate":null}],"licenseActivity":[{"number":"923534","type":"Food Preparing and Serving (30+ SEATS)","businessName":"NORTHEAST RAYAKI.INC","legalName":"NORTHEAST RAYAKI.INC","issuedDate":"2023-05-12","latestIssueDate":"2026-04-05","closureDate":null,"expirationDate":"2027-05-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"210069","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BOSTON MARKET CORPORATION #0367","legalName":"BOSTON MARKET CORPORATION #0367","issuedDate":"2004-04-19","latestIssueDate":"2021-05-13","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282350","type":"Dumpster License - Private Property","businessName":"BOSTON MARKET CORP (BUSINESS LICENSE & PERMITS)","legalName":"BOSTON MARKET CORP","issuedDate":"2001-10-12","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"278919","type":"Dumpster License - Private Property","businessName":"MID ATLANTIC RESTAURANT SYS LP","legalName":"MID ATLANTIC RESTAURANT SYS LP","issuedDate":"1996-11-16","latestIssueDate":"1996-11-16","closureDate":"2010-06-30","expirationDate":"2010-07-31","inactiveDate":"2010-06-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2022-000939 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 13, 2022.","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":"Dumpster License - Private Property #278919: Inactive since Jun 30, 2010; Food Preparing and Serving (30+ SEATS) #210069: Inactive since Jun 29, 2022","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 3 historical violations across 2 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":"Special Hazards Certification: Certified through Mar 31, 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":"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/"}]}