{"asOf":"2026-07-25T02:38:06.069Z","block":"1800-1899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-frankford-ave","address":"1864-66 FRANKFORD AVE","parcelNumber":"882929910","source":"https://property.phila.gov/?p=882929910","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"MONT-ALTO LLC","coOwner":null,"marketValue":681800,"landAssessment":136300,"improvementAssessment":545500,"livableArea":2340,"yearBuilt":1950,"lastSale":{"price":1,"date":"2013-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"599385","date":"2007-06-14","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2663711","date":"2012-12-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2757434","date":"2013-04-05","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2757433","date":"2013-04-05","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2757431","date":"2013-04-05","code":"FC-304.3/1","title":"INT COMBUSTIBLE WASTE MAT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2757432","date":"2013-04-05","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"106633","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-03-26","completedDate":"2009-02-11","violations":[{"number":"599385","date":"2007-06-14","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"362576","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2012-12-11","completedDate":"2013-04-02","violations":[{"number":"2663711","date":"2012-12-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"374671","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-03","completedDate":null,"violations":[{"number":"2757434","date":"2013-04-05","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2757433","date":"2013-04-05","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2757431","date":"2013-04-05","code":"FC-304.3/1","title":"INT COMBUSTIBLE WASTE MAT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2757432","date":"2013-04-05","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":4,"worst":null}],"investigations":[{"caseNumber":"106633","date":"2007-03-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"106633","date":"2007-06-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"106633","date":"2007-06-14","type":"BC INSP","status":"CLOSED"},{"caseNumber":"106633","date":"2009-02-11","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"362576","date":"2012-12-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"362576","date":"2013-04-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"374671","date":"2013-04-02","type":"BC INSP","status":"FAILED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97845069191643,"lng":-75.13090429773989,"geom":{"type":"Polygon","coordinates":[[[-75.130756518,39.978425794],[-75.130833152,39.978348692],[-75.131058453,39.978479786],[-75.130969598,39.978551996],[-75.130756518,39.978425794]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":2755,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 113, DREXEL HILL PA, 19026","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR LEGALIZATION OF A PRIVATE SOCIAL CLUB (NO PREPARATION OR SERVING OF FOOD, NO LIVE ENTERTAINMENT/MUSIC) ON THE FIRST FLOOR IN AN EXISTING ONE STORY STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2009-10-09","number":"8095","relatedPermit":"188087"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF A SEMI-DETACHED BUILDING WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES FOR THE USE OF SIT-DOWN RESTAURANT (ALONG 100% OF THE GROUND FLOOR FRONTAGE AN","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2022-01-05","number":"ZP-2021-006817","relatedPermit":"ZP-2021-006817"},{"type":"ZBA Permit Denial - Variance","grounds":"FOR THE ADDITION OF AN ELEVATOR LOBBY AND A ROOF CANOPY TO AN EXISTING DETACHED STRUCTURE. NO CHANGE TO EXISTING HOUSEHOLD LIVING MULTI-FAMILY AND SIT-DOWN RESTAURANT USES. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS","status":"Prepare Meeting","outcome":null,"date":"2026-10-28","number":"ZP-2026-002204","relatedPermit":"ZP-2026-002204"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":175500,"taxable":175500,"land":42700,"improvement":132800,"taxableLand":42700,"taxableImprovement":132800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":175500,"taxable":175500,"land":42700,"improvement":132800,"taxableLand":42700,"taxableImprovement":132800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":195100,"taxable":195100,"land":39020,"improvement":156080,"taxableLand":39020,"taxableImprovement":156080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":194800,"taxable":194800,"land":38960,"improvement":155840,"taxableLand":38960,"taxableImprovement":155840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":196200,"taxable":196200,"land":39240,"improvement":156960,"taxableLand":39240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":196200,"taxable":196200,"land":39240,"improvement":156960,"taxableLand":39240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":196200,"taxable":196200,"land":39240,"improvement":156960,"taxableLand":39240,"taxableImprovement":156960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":571300,"taxable":571300,"land":114260,"improvement":457040,"taxableLand":114260,"taxableImprovement":457040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":571300,"taxable":571300,"land":114260,"improvement":457040,"taxableLand":114260,"taxableImprovement":457040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":555000,"taxable":555000,"land":111000,"improvement":444000,"taxableLand":111000,"taxableImprovement":444000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":555000,"taxable":555000,"land":111000,"improvement":444000,"taxableLand":111000,"taxableImprovement":444000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":681800,"taxable":681800,"land":136300,"improvement":545500,"taxableLand":136300,"taxableImprovement":545500,"exemptLand":0,"exemptImprovement":0}],"taxNow":7769,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"122632","date":"2007-12-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-12-19","scope":"LEGALIZATION OF AN ADIMIN OFFICE"},{"number":"444644","date":"2012-12-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-12-20","scope":"OPEN WAREHOUSE WILL JUST BE A AREA WHERE MOTOR CYCLES WILL BE CUSTOM DESIGNED WITH CHROME AND ACCESSORIES. ALSO A LETTER PRESS COMPANY ON OTHER SIDE"},{"number":"451080","date":"2013-03-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-03-14","scope":"USE TO INCLUDE PRINTING PRESS"},{"number":"ZP-2021-006817","date":"2021-12-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"AMENDMENT APPROVED AS OF 08/26/2024: FOR MINOR REDUCTION IN BUILDING GROSS FLOOR AREA AND RECONFIGURATION OF ROOF DECK ACCESS STRUCTURE TO INCLUDE AN ELEVATOR TO THE PREVIOUSLY APPROVED PERMIT. SIZE AND LOCATION AS SHOWN ON AMENDED PLANS. FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF A SEMI-DETACHED BUILDING WITH A ROOF DECK AND TWO (2) ROOF DECK ACCESS STRUCTURES (SIZE AND LOCATION AS SHOWN ON PLANS). **EXTENSION OF ZONING PERMIT ZP-2021-006817 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 01/26/2026) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE AND PER ZBA ADMINISTRATIVE REVIEW. NO CHANGES TO PERMIT LANGUAGE.**"},{"number":"CP-2025-004674","date":"2025-11-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF FOUR (4) STORY BUILDING WITH BASEMENT AND COMMON ROOF DECK WITH PILOT HOUSES FOR USE AS A SHELL COMMERCIAL SPACE (FIT-OUT PERMIT REQUIRED PRIOR TO OCCUPANCY) AND SEVEN (7) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2026-005493","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null},{"number":"ZP-2026-002204","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"appeal","w":"Appeal withdrawn"},{"y":2011,"k":"sale","p":50000},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection failed"},{"y":2012,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal withdrawn"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","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":["1 permit event since 2023","1 zoning/board appeal 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 191% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $196,200 to $571,300","no permit shown in 2022-2024"],"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":"Appeal #ZP-2021-006817: Dismissed / Withdrawn · Withdrawn; related permit ZP-2021-006817. Use permit #122632: COMPLETED. The history also contains “PERM Z- 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":"3 permits not marked completed: CP-2025-004674 (Issued), ZP-2026-005493 (Denied), ZP-2026-002204 (Denied).","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":"4 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 2, 2013.","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":"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 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/"}],"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/"}]}