{"asOf":"2026-07-24T16:21:33.865Z","block":"3700-3799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-frankford-ave","address":"3744 FRANKFORD AVE","parcelNumber":"882968600","source":"https://property.phila.gov/?p=882968600","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BA0","buildingCodeNew":"271","buildingClass":"STR/OFF 1 STY MASONRY","buildingClassNew":"MINI WAREHOUSE","useLabel":"Commercial","owner":"RIVERWARDS HOLDINGS LLC","coOwner":null,"marketValue":130000,"landAssessment":26000,"improvementAssessment":104000,"livableArea":748,"yearBuilt":1940,"lastSale":{"price":60000,"date":"2016-06-16T04:00:00Z"},"openViolations":2,"violations":[{"number":"1956494","date":"2011-01-21","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1956493","date":"2011-01-21","code":"14-1605/18","title":"TATTOO PARLOR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2229851","date":"2011-06-16","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2629824","date":"2012-01-31","code":"19-2602.1/1","title":"CAL LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4082341","date":"2016-09-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4082342","date":"2016-09-16","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-036620","date":"2021-06-10","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-036619","date":"2021-06-10","code":"A-301.1/22","title":"PROJECTING SIGN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-072469","date":"2021-10-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-072470","date":"2021-10-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-088437","date":"2024-10-28","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-088439","date":"2024-10-28","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088448","date":"2024-10-28","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-01-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-025602","date":"2025-04-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"SVN ISSUED","resolutionDate":"2025-04-28","resolution":"SVN ISSUED"}],"violationCases":[{"number":"264500","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-01-21","completedDate":"2011-04-27","violations":[{"number":"1956494","date":"2011-01-21","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1956493","date":"2011-01-21","code":"14-1605/18","title":"TATTOO PARLOR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"282483","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-06-16","completedDate":"2012-02-02","violations":[{"number":"2229851","date":"2011-06-16","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"314170","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-01-31","completedDate":null,"violations":[{"number":"2629824","date":"2012-01-31","code":"19-2602.1/1","title":"CAL LO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"553601","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-09-02","completedDate":"2016-12-01","violations":[{"number":"4082341","date":"2016-09-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4082342","date":"2016-09-16","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-033645","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2021-04-29","completedDate":null,"violations":[{"number":"VI-2021-036620","date":"2021-06-10","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-036619","date":"2021-06-10","code":"A-301.1/22","title":"PROJECTING SIGN","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-100499","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-10-13","completedDate":"2021-11-18","violations":[{"number":"VI-2021-072469","date":"2021-10-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-072470","date":"2021-10-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-11-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-114994","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-10-28","completedDate":null,"violations":[{"number":"VI-2024-088437","date":"2024-10-28","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-02-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-088439","date":"2024-10-28","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-088448","date":"2024-10-28","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-01-24","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-033945","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-28","completedDate":null,"violations":[{"number":"VI-2025-025602","date":"2025-04-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"SVN ISSUED","resolutionDate":"2025-04-28","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2021,"n":4,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"32845","date":"2004-09-16","type":"L_CLIP","status":"FAILED"},{"caseNumber":"32845","date":"2004-10-02","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"36734","date":"2005-03-10","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"264500","date":"2011-01-21","type":"BC INSP","status":"CLOSED"},{"caseNumber":"264500","date":"2011-01-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"264500","date":"2011-04-26","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"282483","date":"2011-06-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"282483","date":"2011-07-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"282483","date":"2011-09-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"282483","date":"2011-09-27","type":"BC INSP","status":"CLOSED"},{"caseNumber":"282483","date":"2012-01-30","type":"PRECOURT","status":"PASSED"},{"caseNumber":"314170","date":"2012-01-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"282483","date":"2012-02-01","type":"PRECOURT","status":"PASSED"},{"caseNumber":"314170","date":"2012-03-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"314170","date":"2012-04-09","type":"BC INSP","status":"CLOSED"},{"caseNumber":"314170","date":"2012-11-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"CF-2021-033645","date":"2021-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033645","date":"2021-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033645","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-033645","date":"2021-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100499","date":"2021-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100499","date":"2021-11-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-033645","date":"2022-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-114994","date":"2024-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-114994","date":"2025-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-114994","date":"2025-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033945","date":"2025-04-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2011,"fails":4,"passes":1},{"y":2012,"fails":3,"passes":2},{"y":2021,"fails":5,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00057698313311,"lng":-75.09813709189945,"geom":{"type":"Polygon","coordinates":[[[-75.098133497,40.000489427],[-75.098266273,40.000639929],[-75.098011506,40.000601593],[-75.098133497,40.000489427]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":1688,"zoning":"CMX1","grade":"D","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4336 SEPVIVA STREET, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN AUTO REPAIR SHOP (PERSONAL VEHICLE REPAIR AND MAINTENANCE) IN AN\nEXISTING STRUCTURE.","status":"OPEN","outcome":"HELD/INFO","date":"2017-09-13","number":"30335","relatedPermit":"774313"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE OUT RESTAURANT IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2018-07-19","number":"32832","relatedPermit":"839517"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10900,"taxable":10900,"land":4900,"improvement":6000,"taxableLand":4900,"taxableImprovement":6000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":10900,"taxable":10900,"land":4900,"improvement":6000,"taxableLand":4900,"taxableImprovement":6000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12000,"taxable":12000,"land":2359,"improvement":9641,"taxableLand":2359,"taxableImprovement":9641,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":11900,"taxable":11900,"land":2380,"improvement":9520,"taxableLand":2380,"taxableImprovement":9520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":11900,"taxable":11900,"land":2380,"improvement":9520,"taxableLand":2380,"taxableImprovement":9520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":11900,"taxable":11900,"land":2380,"improvement":9520,"taxableLand":2380,"taxableImprovement":9520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":11900,"taxable":11900,"land":2380,"improvement":9520,"taxableLand":2380,"taxableImprovement":9520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":13000,"taxable":13000,"land":2601,"improvement":10399,"taxableLand":2601,"taxableImprovement":10399,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":13000,"taxable":13000,"land":2601,"improvement":10399,"taxableLand":2601,"taxableImprovement":10399,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":89200,"taxable":89200,"land":17840,"improvement":71360,"taxableLand":17840,"taxableImprovement":71360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":89200,"taxable":89200,"land":17840,"improvement":71360,"taxableLand":17840,"taxableImprovement":71360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":130000,"taxable":130000,"land":26000,"improvement":104000,"taxableLand":26000,"taxableImprovement":104000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1249,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"387459","date":"2012-02-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-02-09","scope":"USE TO OFFICE SPACE FOR INCOM TAX SERVICE"},{"number":"441680","date":"2012-12-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-12-26","scope":"APPLICATION TO EXPAND PREVIOUSLY APPROVED TAX PREPARATION AGENCY TO INCLUDE MONEY ORDER SERVICE, BILL PAYING SERVICE, NOTARY PUBLIC, AND RETAIL SALE OF JEWLERY WITH ACCESSORIES, BUYING AND SELLING OF GOLD AS PART OF FINANCIAL SERVICES WITHIN AN EXISTING ONE STORY STRUCTURE."},{"number":"839517","date":"2018-08-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-24","scope":"PER PROVISO TEMPORARY VARIANCE TO EXPIRE ON 08/01/2021 FOR A TAKE OUT RESTAURANT IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"ZP-2021-010346","date":"2021-09-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2025-009140","date":"2025-09-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"}],"storyTag":"Renovated & sold on","storyDelta":3.94,"timeline":[{"y":2017,"k":"appeal","w":"Appeal held/info"},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Use"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"877260","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"IN N OUT INC","legalName":"IN N OUT INC","address":"3744 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-09-14","latestIssueDate":"2025-09-18","expirationDate":"2026-09-13","inactiveDate":null}],"licenseActivity":[{"number":"877260","type":"Food Establishment, Retail Permanent Location","businessName":"IN N OUT INC","legalName":"IN N OUT INC","issuedDate":"2021-09-14","latestIssueDate":"2025-09-18","closureDate":null,"expirationDate":"2026-09-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2021, 2022, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #387459: COMPLETED. The history also contains “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":"violations","level":"attention","title":"2 open L&I violations","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 28, 2025.","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":"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/"}],"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/"}]}