{"asOf":"2026-07-27T19:52:37.323Z","block":"6900-6999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-frankford-ave","address":"6921 FRANKFORD AVE","parcelNumber":"883803510","source":"https://property.phila.gov/?p=883803510","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DD0","buildingCodeNew":"238","buildingClass":"OFF BLD N/PKG N/COM MASON","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Offices","owner":"6921 FRANKFORD LLC","coOwner":null,"marketValue":176700,"landAssessment":35300,"improvementAssessment":141400,"livableArea":1500,"yearBuilt":2012,"lastSale":{"price":200000,"date":"2013-12-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-074008","date":"2024-08-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-11-19","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2024-096133","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-08-29","completedDate":"2024-11-19","violations":[{"number":"VI-2024-074008","date":"2024-08-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-11-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-096133","date":"2024-08-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-096133","date":"2024-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-096133","date":"2024-11-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03302355400143,"lng":-75.04769465710376,"geom":{"type":"Polygon","coordinates":[[[-75.047541477,40.032949772],[-75.047661527,40.032887874],[-75.047852173,40.033103859],[-75.047720759,40.033153562],[-75.047541477,40.032949772]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":1,"lotArea":3634,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1464 CATLIN WAY, DRESHER PA, 19025","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF THE RELOCATION OF LOT LINES TO CREATE THREE (3) LOTS FROM ONE (1) ZONING LOT (3 OPA ACCOUNTS, 3 DEEDED LOTS) WITH EXISTING EASEMENT ON 6921; 6921 FRANKFORD: VACANT LOT (USE REGISTRATION REQUIRED PRIOR TO OCCUP","status":"CLOSED","outcome":"Denied","date":"2011-11-02","number":"15580","relatedPermit":"341835"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":120000,"taxable":120000,"land":36300,"improvement":83700,"taxableLand":36300,"taxableImprovement":83700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":120000,"taxable":120000,"land":36300,"improvement":83700,"taxableLand":36300,"taxableImprovement":83700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":170300,"taxable":170300,"land":34060,"improvement":136240,"taxableLand":34060,"taxableImprovement":136240,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":175400,"taxable":175400,"land":35080,"improvement":140320,"taxableLand":35080,"taxableImprovement":140320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":178000,"taxable":178000,"land":35600,"improvement":142400,"taxableLand":35600,"taxableImprovement":142400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":178000,"taxable":178000,"land":35600,"improvement":142400,"taxableLand":35600,"taxableImprovement":142400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":178000,"taxable":178000,"land":35600,"improvement":142400,"taxableLand":35600,"taxableImprovement":142400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":214100,"taxable":214100,"land":42820,"improvement":171280,"taxableLand":42820,"taxableImprovement":171280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":205500,"taxable":205500,"land":41100,"improvement":164400,"taxableLand":41100,"taxableImprovement":164400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":205500,"taxable":205500,"land":41100,"improvement":164400,"taxableLand":41100,"taxableImprovement":164400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":176700,"taxable":176700,"land":35300,"improvement":141400,"taxableLand":35300,"taxableImprovement":141400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2877,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"191888","date":"2008-12-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-12-15","scope":null},{"number":"411834","date":"2012-07-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-07-19","scope":"RELOCATION OF LOT LINES TO CREATE 1 LOT FROM 2 LOTS, 6921 FRANKFORD AVE AND 4104 DISSTON ST"},{"number":"425235","date":"2012-09-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-09-05","scope":"FOR USE AS A GROUP PRACTITIONER'S OFFICE IN A ONE-STORY STRUCTURE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"land","p":110000},{"y":2007,"k":"land","p":110000},{"y":2007,"k":"land","p":110000},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2009,"k":"land","p":110000},{"y":2011,"k":"appeal","w":"Appeal denied"},{"y":2012,"k":"permit","w":"Zoning"},{"y":2012,"k":"permit","w":"Use"},{"y":2013,"k":"sale","p":200000},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #15580: CLOSED · Denied; related permit 341835. Use permit #425235: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 19, 2024.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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/"}]}