{"asOf":"2026-07-24T04:08:46.878Z","block":"4600-4699 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4600-4699-frankford-ave","address":"4601 FRANKFORD AVE","parcelNumber":"882930435","source":"https://property.phila.gov/?p=882930435","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"254","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"TORRES FRANCISCO","coOwner":null,"marketValue":300300,"landAssessment":60000,"improvementAssessment":240300,"livableArea":5484,"yearBuilt":1935,"lastSale":{"price":1,"date":"2007-11-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"1099685","date":"2008-09-09","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2381021","date":"2012-03-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058331","date":"2013-11-29","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058330","date":"2013-11-29","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3181419","date":"2014-04-10","code":"14-1605/18","title":"TATTOO PARLOR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3745684","date":"2014-04-15","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"179205","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-09-19","completedDate":"2008-09-19","violations":[{"number":"1099685","date":"2008-09-09","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"318797","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-03-09","completedDate":"2012-04-10","violations":[{"number":"2381021","date":"2012-03-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"413016","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-12-04","completedDate":"2014-04-15","violations":[{"number":"3058331","date":"2013-11-29","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3058330","date":"2013-11-29","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"426015","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-04-10","completedDate":"2014-10-27","violations":[{"number":"3181419","date":"2014-04-10","code":"14-1605/18","title":"TATTOO PARLOR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"426753","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-04-15","completedDate":null,"violations":[{"number":"3745684","date":"2014-04-15","code":"PM-304.8/1","title":"EXT S-WINDOW REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"52941","date":"2005-07-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"52941","date":"2005-07-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"52941","date":"2005-07-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"79229","date":"2006-09-13","type":"BC INSP","status":"PASSED"},{"caseNumber":"179205","date":"2008-09-09","type":"BC INSP","status":"PASSED"},{"caseNumber":"318797","date":"2012-03-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"318797","date":"2012-04-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"413016","date":"2013-11-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413016","date":"2014-01-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"426015","date":"2014-04-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"426015","date":"2014-04-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"413016","date":"2014-04-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"426753","date":"2014-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"426015","date":"2014-05-15","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"426753","date":"2014-05-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"426015","date":"2014-10-27","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"426753","date":"2015-08-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"426753","date":"2015-10-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"426753","date":"2015-12-01","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2005,"fails":2,"passes":0},{"y":2006,"fails":0,"passes":1},{"y":2008,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":5,"passes":2},{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.014706427175554,"lng":-75.08518308562589,"geom":{"type":"Polygon","coordinates":[[[-75.084992404,40.0146375],[-75.085036549,40.014589601],[-75.085370899,40.014770185],[-75.085321961,40.014822649],[-75.084992404,40.0146375]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":2,"lotArea":2833,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4601 FRANKFORD AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE BODY ART SERVICES ON SECOND FLOOR REAR IN THE SAME BUILDING VACANT SECOND FLOOR (FRONT) AND FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY). NO SIGN ON THIS APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2014-07-15","number":"22926","relatedPermit":"529963"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A TATTOO SHOP AND BODY PIERCING (BODY ART SERVICE) ON 2ND FLOOR REAR AND\nVACANT 2ND FLOOR FRONT AND VACANT 1ST FLOOR IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION).","status":"OPEN","outcome":"Granted","date":"2017-10-25","number":"31414","relatedPermit":"788302"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":151900,"taxable":126400,"land":28300,"improvement":123600,"taxableLand":28300,"taxableImprovement":98100,"exemptLand":0,"exemptImprovement":25500},{"y":2017,"v":151900,"taxable":126400,"land":28300,"improvement":123600,"taxableLand":28300,"taxableImprovement":98100,"exemptLand":0,"exemptImprovement":25500},{"y":2018,"v":167300,"taxable":141800,"land":33460,"improvement":133840,"taxableLand":33460,"taxableImprovement":108340,"exemptLand":0,"exemptImprovement":25500},{"y":2019,"v":166800,"taxable":132800,"land":33360,"improvement":133440,"taxableLand":33360,"taxableImprovement":99440,"exemptLand":0,"exemptImprovement":34000},{"y":2020,"v":168000,"taxable":134000,"land":33600,"improvement":134400,"taxableLand":33600,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":34000},{"y":2021,"v":168000,"taxable":134000,"land":33600,"improvement":134400,"taxableLand":33600,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":34000},{"y":2022,"v":168000,"taxable":134000,"land":33600,"improvement":134400,"taxableLand":33600,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":34000},{"y":2023,"v":183600,"taxable":146458,"land":36716,"improvement":146884,"taxableLand":36716,"taxableImprovement":109742,"exemptLand":0,"exemptImprovement":37142},{"y":2024,"v":183600,"taxable":146457.72,"land":36716,"improvement":146884,"taxableLand":36716,"taxableImprovement":109741.72,"exemptLand":0,"exemptImprovement":37142.28},{"y":2025,"v":220000,"taxable":175494,"land":44000,"improvement":176000,"taxableLand":44000,"taxableImprovement":131494,"exemptLand":0,"exemptImprovement":44506},{"y":2026,"v":220000,"taxable":220000,"land":44000,"improvement":176000,"taxableLand":44000,"taxableImprovement":176000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":300300,"taxable":300300,"land":60000,"improvement":240300,"taxableLand":60000,"taxableImprovement":240300,"exemptLand":0,"exemptImprovement":0}],"taxNow":3080,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"396381","date":"2012-04-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2013-02-19","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE. NO DEMOLITION TO FIRE RATED ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"529963","date":"2014-07-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-25","scope":"APPLICATION FOR A RENEWAL OF ORIGINAL ZONING PERMIT # 441205 FOR TATTOO AND BODY PIERCING"},{"number":"788302","date":"2017-12-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"FOR A TATTOO SHOP AND BODY PIERCING ON 2ND FLOOR REAR. VACANT 2ND FLOOR FRONT AND 1ST FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Demolition"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22926: CLOSED · Granted with conditions; related permit 529963. Use permit #529963: 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: 396381 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 1, 2015.","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":"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 and appears related-party/family-held.","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 6 historical violations across 5 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/"}]}