{"asOf":"2026-07-25T20:42:16.658Z","block":"900-999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-frankford-ave","address":"957 FRANKFORD AVE","parcelNumber":"882929822","source":"https://property.phila.gov/?p=882929822","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"238","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Store","owner":"R&R KEYSTONE LLC","coOwner":null,"marketValue":1044800,"landAssessment":208900,"improvementAssessment":835900,"livableArea":5637,"yearBuilt":1928,"lastSale":{"price":1,"date":"2018-11-09T05:00:00Z"},"openViolations":0,"violations":[{"number":"4696617","date":"2018-06-05","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4697339","date":"2018-07-10","code":"FC-13-901.72","title":"OUT-OF-SERVICE TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4697333","date":"2018-07-10","code":"FC-13-901.7","title":"FIRE WATCH REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"637265","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2018-06-05","completedDate":"2018-06-14","violations":[{"number":"4696617","date":"2018-06-05","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4697339","date":"2018-07-10","code":"FC-13-901.72","title":"OUT-OF-SERVICE TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4697333","date":"2018-07-10","code":"FC-13-901.7","title":"FIRE WATCH REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"637265","date":"2018-06-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"637265","date":"2018-06-14","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.965695605811,"lng":-75.13413886508322,"geom":{"type":"Polygon","coordinates":[[[-75.134305268,39.965604145],[-75.134306218,39.965775835],[-75.13394947,39.96577626],[-75.133948744,39.9656449],[-75.134085203,39.965644453],[-75.134084972,39.96560276],[-75.134305268,39.965604145]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-009646","type":"Fire Alarm Certification","inspectionDate":"2021-12-28","result":"Certified","expirationDate":"2022-12-28","buildingId":"1046374"},{"number":"BC-2022-016803","type":"Fire Alarm Certification","inspectionDate":"2022-07-21","result":"Certified","expirationDate":"2023-07-21","buildingId":"1046374"},{"number":"BC-2023-013826","type":"Sprinkler Certification","inspectionDate":"2023-06-30","result":"Certified","expirationDate":"2024-06-30","buildingId":"1046374"},{"number":"BC-2023-019046","type":"Fire Alarm Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1046374"},{"number":"BC-2024-018924","type":"Sprinkler Certification","inspectionDate":"2024-06-24","result":"Certified","expirationDate":"2025-06-24","buildingId":"1046374"},{"number":"BC-2024-021490","type":"Fire Alarm Certification","inspectionDate":"2024-07-16","result":"Certified","expirationDate":"2025-07-16","buildingId":"1046374"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":5687,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"8080 OLD YORK RD, ELKINS PARK PA, 19027","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PARTIAL DEMOLITION OF AN EXISTING ATTACHED STRUCTURE TO REDUCE THE ROOF HEIGHT AND TO REMOVE A THREE (3) STORY PORTION. FOR THE ERECTION OF A ONE STORY ADDITION (ROOF ACCESS STRUCTURE) ABOVE AN EXISTING ONE STORY PORTION (TOT","status":"CLOSED","outcome":"Withdrawn","date":"2016-12-07","number":"29134","relatedPermit":"693874"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":125600,"taxable":125600,"land":7100,"improvement":118500,"taxableLand":7100,"taxableImprovement":118500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":256500,"taxable":256500,"land":51300,"improvement":205200,"taxableLand":51300,"taxableImprovement":205200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1100000,"taxable":1100000,"land":220000,"improvement":880000,"taxableLand":220000,"taxableImprovement":880000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1044800,"taxable":1044800,"land":208960,"improvement":835840,"taxableLand":208960,"taxableImprovement":835840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1044800,"taxable":1044800,"land":208960,"improvement":835840,"taxableLand":208960,"taxableImprovement":835840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1044800,"taxable":1044800,"land":208900,"improvement":835900,"taxableLand":208900,"taxableImprovement":835900,"exemptLand":0,"exemptImprovement":0}],"taxNow":14625,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"655822","date":"2016-02-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-02-09","scope":"NO WORK IS GOING TO BE PERFORMED. STRICTLY LIT LINE CONSOLIDATION"},{"number":"767570","date":"2017-04-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-13","scope":"MEDICAL MARIJUANA DISPENSARY AND PERSONAL SERVICE (MASSAGE PERFORMED BY A MASSAGE THERAPIST LICENSED BY THE COMMONWEALTH OF PA (NO ACTIVITIES AS DEFINED IN SECTION 14-601(7)(A)(.5))) ON 1ST FLOOR (ONE TENANT) WITH VACANT BASEMENT AND 2ND FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"819521","date":"2017-11-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-11","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS TO EXISTING STRUCTURE FOR A MEDICAL MARIJUANA DISPENSARY AND PERSONAL SERVICE AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"836714","date":"2017-12-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"INSTALL 200AMP 2 PHASE 5 WIRE SERVICE TO HEALTH CARE FACILITY INCLUDING ALL LIGHTS SWITCHES RECEPTACLES ALSO NEW FIRE ALARM SYSTEM AS PER PLANS PER 2008 NEC."},{"number":"843168","date":"2018-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"AMEND ALTERATIONS PERMIT NO. 819521 FOR REVISIONS TO FRONT INTERIOR ENTRANCEWAY TO INCLUDE NEW PLATFORM LIFT IN PLACE OF A RAMP AS PER APPROVED PLANS. ***SEPARATE ZONING AND BUILDING PERMITS REQUIRED FOR EXTERIOR SIGNAGE***"},{"number":"835800","date":"2018-01-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR A MEDICAL MARIJUANA DISPENSARY WITH PERSONAL SERVICES. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. WORK TO ALSO INCLUDE BAR REINFORCEMENT TO SUPPORT LOADING FROM NEW ROOF TOP APPLIANCE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"848188","date":"2018-02-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-11","scope":"FOR THE EXTENSION OF AN EXISTING NFPA 13 SPRINKLER SYSTEM ON TO THE SECOND FLOOR OF AN EXISTING BUILDING FOR USE AS A BUSINESS/MERCANTILE OCCUPANCY. FIRE SUPPRESSION SYSTEM SERVICED BY AN EXISTING FOUR INCH FIRE SERVICE LINE WITH AN EXISTING BACKFLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS.IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPRESSION SYSTEM TO BE INSTALLAED IN ACCORDANCE WITH NFPA 13."},{"number":"835594","date":"2018-02-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"ALTERATIONS:INTERIOR PLUMBING; MEDICAL MARIJUANA DISPENSARY; 4\" MAIN HOUSE DRAIN; WATER HEATER; 2WC, 2LAVS, 1MR, 3 KIT SINKS,-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"844246","date":"2018-03-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-11","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13, USING A NEW 6\" FIRE SERVICE LINE, AND 4\" BACKFLOW PREVENTION DEVICE, WITHIN THE FIRST FLOOR OF AN EXISTING ATTACHED STRUCTURE TO BE USED AS MEDICAL MARIJUANA DISPENSARY & MASSAGE PARLOR (SEE AP#819521 FOR FIT-OUT, AP#843168 FOR AMENDED PLANS, AND AP#767570 FOR USE REGISTRATION), AS PER PLANS."},{"number":"878656","date":"2018-05-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"TEMP CO"},{"number":"879063","date":"2018-06-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-08","scope":"FOR USE AS PREVIOUSLY APPROVED MEDICAL MARIJUANA DISPENSARY (REMOVAL OF PREVIOUSLY APPROVED PERSONAL SERVICES USE) ON THE FIRST FLOOR WITH A VACANT BASEMENT AND SECOND FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN AN EXISTING BUILDING. NO SIGNS ON THIS PERMIT."},{"number":"883695","date":"2018-06-08","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2019-04-15","scope":"AMEND ALTERATIONS PERMIT NO. 819521 TO REMOVE PERSONAL SERVICES/TREATMENT AREAS FROM PROPOSAL AND REPLACE WITH ACCESSORY OFFICE SPACE AS PER APPROVED PLANS. *FINAL CO TO BE ISSUED UNDER THIS PERMIT TO DOCUMENT REDUCED USE CLASSIFICATION*"},{"number":"907533","date":"2018-10-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"RELOCATION OF LOT LINES TO CREATE TWO LOTS (LOT-C AND LOT D) FROM FOUR (4) DEEDED LOTS IN FOUR (4) SEPERATE OPA ACCOUNTS ( LOT-A,957-63 FRANKFORD AVE, LOT-B,965-71 FRANKFORD AVE, LOT-C,973 FRANKFORD AVE,LOT-D, 975-77 FRANKFORD AVE) (SIZE AND LOCATION AS SHOWN ON THE PLAN)."},{"number":"924530","date":"2018-11-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"EXISTING STRUCTURE TO REMAIN WITH PREVIOUSLY APPROVED (AP# 879063)USE AS MEDICAL MARIJUANA DISPENSARY ON THE FIRST FLOOR WITH A VACANT BASEMENT AND SECOND FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN AN EXISTING BUILDING. NO SIGNS ON THIS PERMIT."},{"number":"995860","date":"2019-07-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-30","scope":"REPLACE WATER SERVICE PA20191981975 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"MP-2021-005921","date":"2021-11-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-04-18","scope":"FOR THE INSTALLATION OF GAS LINE FROM METER TO GENERATOR, INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2021-009313","date":"2021-11-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-25","scope":"Installation of a new 16KW natural gas stand by generator with new transfer switch and new 100 AMP panel as per 2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #767570: COMPLETED. The history also contains “CO- BLDG OCCUPIED PRE-CO.”","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: MP-2021-005921 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 16, 2025; Sprinkler Certification: Certified through Jun 24, 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":"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 Jun 14, 2018.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations 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/"}]}