{"asOf":"2026-07-25T02:38:06.069Z","block":"1800-1899 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-frankford-ave","address":"1831-33 FRANKFORD AVE","parcelNumber":"882968660","source":"https://property.phila.gov/?p=882968660","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"219","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"RESTAURANT","useLabel":"Store","owner":"FRANKFORD SQFT LLC","coOwner":null,"marketValue":713700,"landAssessment":142700,"improvementAssessment":571000,"livableArea":2349,"yearBuilt":1950,"lastSale":{"price":1,"date":"2023-04-20T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.977609315901596,"lng":-75.13107890903171,"geom":{"type":"Polygon","coordinates":[[[-75.130964341,39.977622599],[-75.13092174,39.977605265],[-75.130976107,39.977516314],[-75.131236172,39.977612166],[-75.131182705,39.977702233],[-75.130964341,39.977622599]]]},"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":2934,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"420 BAINBRIDGE STREET 2ND FLOOR, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR A SIT-DOWN RESTAURANT AND ARTIST STUDIO AND ARTISAL INDUSTRIES IN AN EXISTING STRUCTURE ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2022-05-26","number":"ZP-2022-000922","relatedPermit":"ZP-2022-000922"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":138100,"taxable":138100,"land":11100,"improvement":127000,"taxableLand":11100,"taxableImprovement":127000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":138100,"taxable":138100,"land":11100,"improvement":127000,"taxableLand":11100,"taxableImprovement":127000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":153500,"taxable":153500,"land":30679,"improvement":122821,"taxableLand":30679,"taxableImprovement":122821,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":137900,"taxable":137900,"land":27580,"improvement":110320,"taxableLand":27580,"taxableImprovement":110320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":137900,"taxable":137900,"land":27580,"improvement":110320,"taxableLand":27580,"taxableImprovement":110320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":137900,"taxable":137900,"land":27580,"improvement":110320,"taxableLand":27580,"taxableImprovement":110320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":137900,"taxable":137900,"land":27580,"improvement":110320,"taxableLand":27580,"taxableImprovement":110320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":146300,"taxable":146300,"land":29268,"improvement":117032,"taxableLand":29268,"taxableImprovement":117032,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":146300,"taxable":146300,"land":29268,"improvement":117032,"taxableLand":29268,"taxableImprovement":117032,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":145600,"taxable":145600,"land":29120,"improvement":116480,"taxableLand":29120,"taxableImprovement":116480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":693000,"taxable":200327,"land":138600,"improvement":554400,"taxableLand":138600,"taxableImprovement":61727,"exemptLand":0,"exemptImprovement":492673},{"y":2027,"v":713700,"taxable":206275,"land":142700,"improvement":571000,"taxableLand":142700,"taxableImprovement":63575,"exemptLand":0,"exemptImprovement":507425}],"taxNow":2804,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"246283","date":"2009-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-21","scope":"INSTALL 3 NEW EXTERIOR LIGHT FIXTURES AS PER 2005 NEC (EAST DISTRICT)"},{"number":"1002142","date":"2019-08-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"INSTALL 3/4 BACKFLOW PREVENTOR"},{"number":"ZP-2022-000922","date":"2022-05-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial.; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2022-007249","date":"2023-06-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-03-06","scope":"FOR THE INTERIOR FIT-OUT OF AN EXISTING ONE STORY BUILDING FOR THE USE AS ASSEMBLY (A-2) OCCUPANCY PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 11/22/2023: FOR THE INTERIOR LAYOUT CHANGES AS PER AMENDED PLAN."},{"number":"EP-2023-007400","date":"2023-08-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-23","scope":"Lighting Install: 16- H- 8’ Pendant light fixtures (front) 4- H- 8’ Pendant light fixtures(back) 2- V- Bathroom Vanity lIghts 4- G- light fixtures -Wire 2 bathroom exhaust fans 8- EM lights 5- Exit Signs 2-Outdoor remote heads 6-SP switches for lights 2- SP switches for bathroom fans 4- S3 switches for lights 2- Replace 2 gooseneck lights in front F&I a timeclock for gooseneck lights. Power - F&I a new 200A/240V/1 phase service - New 4-0/ 2 conductors +ground aluminum wire - New 200A meter socket - New 200A/240-120V/1 phase 40 ckt panel - Provide power(30A/240V/1 phase) for CU-1 and CU-2 Disconnects and wire them - Demo work, temporary power & lighting - F&I a GFI on the roof - 8- 20A duplex receptacles - 20-20A GFI receptacles - Provide power (20A/120V) to a JB for back OH door - Provide power(20A/120V) and a service switch for GWH - Provide power(20A/240V/1 phase) and receptacle for industrial equipment - Provide power and install 2 Bath GFI receptacles - Provie power (20A/120V) and wire GF-1 &2 - F&I 50’ of 3/4” PVC pipe, under slab feed for new built in service bar equipment. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. AMENDMENT: Install fire alarm per approved drawings-2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-012167","date":"2023-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-06","scope":"Add (2) toilets,(2) Lavs, (1) hand sink, (1) mop sink (7) floor drains & (1) electrical hot Water Heater"},{"number":"MP-2023-003820","date":"2023-09-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-06","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. 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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"283954","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"MORRIS JOSEPH","legalName":"MORRIS JOSEPH","address":"1831-33 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2001-11-28","latestIssueDate":"2001-11-28","expirationDate":"2002-12-31","inactiveDate":null},{"number":"283717","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"FRANKFORD AUTO & TRUCK LLC","legalName":"FRANKFORD AUTO & TRUCK LLC","address":"1831-33 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-06","latestIssueDate":"2020-01-30","expirationDate":"2020-12-31","inactiveDate":"2021-03-01"},{"number":"866384","type":"Food Manufacturer / Wholesaler","status":"Active","businessName":"Shackamaxon Wines LLC (Mural City Cellars)","legalName":"Shackamaxon Wines LLC","address":"1831-33 FRANKFORD AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2021-04-19","latestIssueDate":"2026-03-05","expirationDate":"2027-04-18","inactiveDate":null},{"number":"0979155","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Shackamaxon Wines LLC (Mural City Cellars)","legalName":"Shackamaxon Wines LLC","address":"1831-33 FRANKFORD AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-05-16","latestIssueDate":"2025-05-16","expirationDate":"2025-05-18","inactiveDate":null},{"number":"1006268","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Shackamaxon Wines LLC (Mural City Cellars)","legalName":"Shackamaxon Wines LLC","address":"1831-33 FRANKFORD AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-04-30","latestIssueDate":"2026-04-30","expirationDate":"2027-04-29","inactiveDate":null}],"licenseActivity":[{"number":"1006268","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Shackamaxon Wines LLC (Mural City Cellars)","legalName":"Shackamaxon Wines LLC","issuedDate":"2026-04-30","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-04-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0979155","type":"Food Estab, Retail Non-Permanent Location (Event)","businessName":"Shackamaxon Wines LLC (Mural City Cellars)","legalName":"Shackamaxon Wines LLC","issuedDate":"2025-05-16","latestIssueDate":"2025-05-16","closureDate":"2025-05-18","expirationDate":"2025-05-18","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"866384","type":"Food Manufacturer / Wholesaler","businessName":"Shackamaxon Wines LLC (Mural City Cellars)","legalName":"Shackamaxon Wines LLC","issuedDate":"2021-04-19","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-04-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283717","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"FRANKFORD AUTO & TRUCK LLC","legalName":"FRANKFORD AUTO & TRUCK LLC","issuedDate":"2004-12-06","latestIssueDate":"2020-01-30","closureDate":"2021-03-01","expirationDate":"2020-12-31","inactiveDate":"2021-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283954","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"MORRIS JOSEPH","legalName":"MORRIS JOSEPH","issuedDate":"2001-11-28","latestIssueDate":"2001-11-28","closureDate":"2002-12-31","expirationDate":"2002-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"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":["4 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 376% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $145,600 to $693,000","no permit shown in 2025-2027"],"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-2022-000922: Completed · Granted; related permit ZP-2022-000922.","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":"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":"Motor Vehicle Repair / Fuel Dispensing #283954: Inactive; Motor Vehicle Repair / Fuel Dispensing #283717: Inactive since Mar 1, 2021; Food Estab, Retail Non-Permanent Location (Event) #0979155: Inactive","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}