{"asOf":"2026-07-27T17:49:00.457Z","block":"500-599 FRANKLIN MILLS CIR","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-franklin-mills-cir","address":"551 FRANKLIN MILLS CIR","parcelNumber":"882696200","source":"https://property.phila.gov/?p=882696200","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":"THESSALIA LLC","coOwner":null,"marketValue":876000,"landAssessment":613200,"improvementAssessment":262800,"livableArea":1460,"yearBuilt":1980,"lastSale":{"price":740000,"date":"2003-11-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"2622796","date":"2012-10-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622797","date":"2012-10-25","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622799","date":"2012-10-25","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622798","date":"2012-10-25","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-030480","date":"2020-08-25","code":"9-4204","title":"DONATION BIN REQUIREMENTS","status":"COMPLIED","resolutionDate":"2020-10-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-030479","date":"2020-08-25","code":"9-4203(4)(5)","title":"DONATION BIN PROHIBIT LOCATION","status":"COMPLIED","resolutionDate":"2020-10-06","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"357175","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-10-25","completedDate":"2012-11-09","violations":[{"number":"2622796","date":"2012-10-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622797","date":"2012-10-25","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622799","date":"2012-10-25","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622798","date":"2012-10-25","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-054740","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-25","completedDate":"2020-10-06","violations":[{"number":"VI-2020-030480","date":"2020-08-25","code":"9-4204","title":"DONATION BIN REQUIREMENTS","status":"COMPLIED","resolutionDate":"2020-10-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-030479","date":"2020-08-25","code":"9-4203(4)(5)","title":"DONATION BIN PROHIBIT LOCATION","status":"COMPLIED","resolutionDate":"2020-10-06","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":4,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-054740","date":"2020-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054740","date":"2020-10-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08939247333046,"lng":-74.96437283382068,"geom":{"type":"Polygon","coordinates":[[[-74.96410864,40.08912866],[-74.964884601,40.089206675],[-74.964729113,40.089429484],[-74.964611748,40.089662503],[-74.96391173,40.089592119],[-74.96410864,40.08912866]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":36235,"zoning":"CA1","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"12838 MC CARTHY CIR, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":844700,"taxable":844700,"land":724700,"improvement":120000,"taxableLand":724700,"taxableImprovement":120000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":844700,"taxable":844700,"land":724700,"improvement":120000,"taxableLand":724700,"taxableImprovement":120000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":495000,"taxable":495000,"land":164000,"improvement":331000,"taxableLand":164000,"taxableImprovement":331000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":534500,"taxable":534500,"land":320700,"improvement":213800,"taxableLand":320700,"taxableImprovement":213800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":534500,"taxable":534500,"land":320700,"improvement":213800,"taxableLand":320700,"taxableImprovement":213800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":534500,"taxable":534500,"land":320700,"improvement":213800,"taxableLand":320700,"taxableImprovement":213800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":534500,"taxable":534500,"land":320700,"improvement":213800,"taxableLand":320700,"taxableImprovement":213800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":584100,"taxable":584100,"land":408844,"improvement":175256,"taxableLand":408844,"taxableImprovement":175256,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":584100,"taxable":584100,"land":408844,"improvement":175256,"taxableLand":408844,"taxableImprovement":175256,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":584000,"taxable":584000,"land":408800,"improvement":175200,"taxableLand":408800,"taxableImprovement":175200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":584000,"taxable":584000,"land":408800,"improvement":175200,"taxableLand":408800,"taxableImprovement":175200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":876000,"taxable":876000,"land":613200,"improvement":262800,"taxableLand":613200,"taxableImprovement":262800,"exemptLand":0,"exemptImprovement":0}],"taxNow":8175,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"447689","date":"2013-01-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-30","scope":"INSTALL 2WC, 2 LAVS, 5 FD, 4 FS, 1MS, 3 HS, 1-3 COMP SINK WITH GREASE TR(COMMERCIAL)"},{"number":"448109","date":"2013-02-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-02","scope":"ALTERATIONS OF AN EXISTING FASTFOOD RESTAURANT WITH DRIVE THRU AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"447914","date":"2013-03-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-17","scope":"EXISITING 600 AMP SERVICE INSTALL NEW 600AMP MAIN PANEL AND 3 NEW SUB PANEL ALL INTERIIR & ENTERIIOR WIRING INSTALL FIRE ALARM PER 2008 NEC & NFPA 72 (COMMERCIAL)"},{"number":"463626","date":"2013-04-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-06-30","scope":"TO AMEND PERMIT# 448109 TO CORRECTLY REFLECT CONSTRUCTION TYPE AS VB."},{"number":"459910","date":"2013-04-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-04-25","scope":"FOR THE ERECTION OF THE FOLLOWING ACCESSORY SIGNS: TWO (2) ACCESSORY INTERNALLY ILLUMINATED WALL SIGN, LEGALIZATION OF ONE (1) ACCESSORY FREESTANDING MENU BOARD SIGN (31.96 SQ.FT), FACE CHANGE FOR A DOUBLE FACED PANEL ON AN EXISTING ACCESSORY FREESTANDING MONUMENT SIGN (28 SQ.FT EACH), AND TWO (2) ACCESSORY FREESTANDING DOUBLE FACED DIRECTIONAL SIGNS & SEVEN (7) AWNINGS. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"467691","date":"2013-05-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-02","scope":"HVAC INSTALLATION OF TWO ROOF TOP UNITS (HEAT PUMPS) AND RELATED DUCTWORK INCLUDING AND EXHAUST FAN FOR RESTROOM. SEPARATE PERMIT IS REQUIRED FOR COMMERCIAL HOOD SYSTEM."},{"number":"467818","date":"2013-06-06","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-07-02","scope":"FOR THE INSTALLATION OF TWO (2) WALL SIGNS, ONE (1) FREE-STANDING SIGN (MENU BOARD) AND SEVEN (7) AWNINGS (NO SIGANGE ON ANY AWNING FACES) PER ENGINEER'S PLANS. FOR THE DOCUMENTATION OF A BUILDING PERMIT NOT REQUIRED TO INSTALL NEW FACES IN THREE (3) DOUBLE-FACED FREE-STANDING SIGNS (TWO (2) DIRECTIONAL POSTS AND ONE (1) MONUMENT). SEPARATE ELECTRICAL PERMIT REQUIRED FOR ANY ILLUMINATION."},{"number":"480631","date":"2013-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-27","scope":"INSTALLING 1\" BACKFLOW PREVENTOR"},{"number":"CP-2023-003772","date":"2023-08-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING TAKEOUT RESTAURANT ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. NO SIGNS WITH THIS PERMIT."},{"number":"PP-2023-011904","date":"2023-09-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-06","scope":"Relocation of both restrooms, 3 sinks, one water filter, 6 sanitary connections to existing line, 16 water lines."},{"number":"ZP-2023-008710","date":"2023-09-01","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF TWO (2) ILLUMINATED ACCESSORY WALL SIGNS, FOUR (4) PROJECTING SIGNS AND REFACING/REPLACING OF THREE (3) FREE STANDING AND ONE (1) EXISTING ACCESSORY WALL SIGNS FOR AN EXISTING RETAIL SALE USE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN"},{"number":"EP-2023-007549","date":"2023-09-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-30","scope":"All rewiring and finishing work for Dunkin remodel as reflected in submitted plans. Rewiring: 45 Lights, 46 Receptacles, 10 3 phase receptacles, 2 Whips to Power Signs (Sign install by others), 1 power to menu board (install by others) Final: 45 Lights, 46 Receptacles, 10 3 Phase Receptacles, 6 Emergency/Exit Signs AS PER NEC 2017"},{"number":"GP-2023-008058","date":"2023-09-21","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-11-02","scope":"FOR THE ERECTION OF TWO (2) ILLUMINATED ACCESSORY WALL SIGNS, FOUR (4) PROJECTING SIGNS AND REFACING/REPLACING OF THREE (3) FREE STANDING AND ONE (1) EXISTING ACCESSORY WALL SIGNS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Sign"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"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":"601851","type":"Food Preparing and Serving","status":"Inactive","businessName":"RAO 15 INC. (DUNKIN DONUTS)","legalName":"RAO 15 INC.","address":"551 FRANKLIN MILLS CIR","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-08-07","latestIssueDate":"2014-03-08","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"601855","type":"Dumpster License - Private Property","status":"Active","businessName":"RAO 15 INC. (DUNKIN DONUTS)","legalName":"RAO 15 INC.","address":"551 FRANKLIN MILLS CIR","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-08-07","latestIssueDate":"2013-08-07","expirationDate":null,"inactiveDate":null},{"number":"901792","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"MITRA DONUTS LLC (DUNKIN DONUTS)","legalName":"MITRA DONUTS LLC","address":"551 FRANKLIN MILLS CIR","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-07-28","latestIssueDate":"2023-07-28","expirationDate":"2024-07-27","inactiveDate":null},{"number":"901793","type":"Food Preparing and Serving","status":"Active","businessName":"MITRA DONUTS LLC (DUNKIN DONUTS)","legalName":"MITRA DONUTS LLC","address":"551 FRANKLIN MILLS CIR","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-07-28","latestIssueDate":"2025-06-15","expirationDate":"2026-07-27","inactiveDate":null}],"licenseActivity":[{"number":"901792","type":"Food Establishment, Retail Permanent Location","businessName":"MITRA DONUTS LLC (DUNKIN DONUTS)","legalName":"MITRA DONUTS LLC","issuedDate":"2022-07-28","latestIssueDate":"2023-07-28","closureDate":"2024-07-27","expirationDate":"2024-07-27","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"901793","type":"Food Preparing and Serving","businessName":"MITRA DONUTS LLC (DUNKIN DONUTS)","legalName":"MITRA DONUTS LLC","issuedDate":"2022-07-28","latestIssueDate":"2025-06-15","closureDate":null,"expirationDate":"2026-07-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"601855","type":"Dumpster License - Private Property","businessName":"RAO 15 INC. (DUNKIN DONUTS)","legalName":"RAO 15 INC.","issuedDate":"2013-08-07","latestIssueDate":"2013-08-07","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"601851","type":"Food Preparing and Serving","businessName":"RAO 15 INC. (DUNKIN DONUTS)","legalName":"RAO 15 INC.","issuedDate":"2013-08-07","latestIssueDate":"2014-03-08","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 50% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $584,000 to $876,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #459910: 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":"1 permit not marked completed: CP-2023-003772 (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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 6, 2020.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","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":"Food Preparing and Serving #601851: Inactive since Jun 29, 2015; Food Establishment, Retail Permanent Location #901792: Closed","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 6 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/"}],"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/"}]}