{"asOf":"2026-07-27T16:33:57.637Z","block":"1200-1299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-frankford-ave","address":"1213 FRANKFORD AVE","parcelNumber":"885156620","source":"https://property.phila.gov/?p=885156620","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RB","buildingCodeNew":null,"buildingClass":"NON PD PKG LOT COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"1216 SHACKAMAXON PARTNERS LLC","coOwner":null,"marketValue":201900,"landAssessment":201900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1200000,"date":"2023-05-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"3108388","date":"2014-03-11","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"421736","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-03-11","completedDate":"2014-04-01","violations":[{"number":"3108388","date":"2014-03-11","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"421736","date":"2014-03-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"421736","date":"2014-04-01","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96933060826503,"lng":-75.13425502756728,"geom":{"type":"Polygon","coordinates":[[[-75.134175813,39.969335677],[-75.134324154,39.969284815],[-75.134324363,39.969329988],[-75.1341964,39.969373964],[-75.134175813,39.969335677]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":684,"zoning":"CMX2.5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1733 PINE ST UNIT 101, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":10100,"taxable":10100,"land":10100,"improvement":0,"taxableLand":10100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":10100,"taxable":10100,"land":10100,"improvement":0,"taxableLand":10100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":50400,"taxable":50400,"land":50400,"improvement":0,"taxableLand":50400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":77400,"taxable":77400,"land":77400,"improvement":0,"taxableLand":77400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":77400,"taxable":77400,"land":77400,"improvement":0,"taxableLand":77400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":77400,"taxable":77400,"land":77400,"improvement":0,"taxableLand":77400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":77400,"taxable":77400,"land":77400,"improvement":0,"taxableLand":77400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":198000,"taxable":198000,"land":198000,"improvement":0,"taxableLand":198000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":198000,"taxable":198000,"land":198000,"improvement":0,"taxableLand":198000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":198000,"taxable":198000,"land":198000,"improvement":0,"taxableLand":198000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":198000,"taxable":198000,"land":198000,"improvement":0,"taxableLand":198000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":201900,"taxable":201900,"land":201900,"improvement":0,"taxableLand":201900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2772,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-011294","date":"2025-12-18","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-06-29","scope":"FOR THE ERECTION OF A NON-ILLUMINATED SINGLE-FACED FLATWALL SIGN WITH TWO(2) AWNING SIGNS. SIZES AND LOCATIONS AS SHOWN ON THE PLAN. **AMENDED AS OF 3/5/2026 FOR A MODIFICATION TO THE WALL SIGN PREVIOUSLY APPROVED.**"},{"number":"CP-2025-006106","date":"2026-01-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"ERECTION OF TWO AWNING AS SHOWN ON THE PLAN. NO ACCESSORY SIGN FOR THIS APPLICATION."},{"number":"GP-2025-010536","date":"2026-01-08","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-06-29","scope":"FOR THE ERECTION OF ONE (1) NON-ILLUMINATED WALL SIGN ON AN EXISTING STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. **AMENDMENT (3-9-2026) FOR A MODIFICATION TO THE WALL SIGN PREVIOUSLY APPROVED.**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"sale","p":1200000},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Sign"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 156% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $77,400 to $198,000","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2025-006106 (Issued).","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 1, 2014.","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/"}]}