{"asOf":"2026-07-25T20:42:16.658Z","block":"900-999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-frankford-ave","address":"945 FRANKFORD AVE","parcelNumber":"885162320","source":"https://property.phila.gov/?p=885162320","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"CITY OF PHILA","coOwner":null,"marketValue":171400,"landAssessment":171400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":4,"date":"1943-01-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2593539","date":"2012-03-20","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"320368","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2012-03-21","completedDate":"2012-12-27","violations":[{"number":"2593539","date":"2012-03-20","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"320368","date":"2012-03-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"320368","date":"2012-05-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"320368","date":"2012-06-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"320368","date":"2012-06-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"320368","date":"2012-09-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"320368","date":"2012-12-26","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2012,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.964964327136286,"lng":-75.13430198539243,"geom":{"type":"Polygon","coordinates":[[[-75.134231493,39.96496418],[-75.134293853,39.964903619],[-75.134335745,39.964901892],[-75.134345684,39.965046051],[-75.134231493,39.96496418]]]},"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":353,"zoning":null,"grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1401 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5900,"taxable":0,"land":5900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":5900,"exemptImprovement":0},{"y":2017,"v":5900,"taxable":0,"land":5900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":5900,"exemptImprovement":0},{"y":2018,"v":37800,"taxable":0,"land":37800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":37800,"exemptImprovement":0},{"y":2019,"v":61000,"taxable":0,"land":61000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":61000,"exemptImprovement":0},{"y":2020,"v":61000,"taxable":0,"land":61000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":61000,"exemptImprovement":0},{"y":2021,"v":61000,"taxable":0,"land":61000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":61000,"exemptImprovement":0},{"y":2022,"v":61000,"taxable":0,"land":61000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":61000,"exemptImprovement":0},{"y":2023,"v":168100,"taxable":0,"land":168100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":168100,"exemptImprovement":0},{"y":2024,"v":168100,"taxable":0,"land":168100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":168100,"exemptImprovement":0},{"y":2025,"v":168100,"taxable":0,"land":168100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":168100,"exemptImprovement":0},{"y":2027,"v":171400,"taxable":0,"land":171400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":171400,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"318462","date":"2011-10-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-31","scope":"ELEC:120/240V,100A 3 WIRE, SP SERVICE,1 SUB-PANEL 120/240V 60A, 4 WIRE TO PREFAB BLDG,1-SHELTER W/6 LIGHTS,6-400WMH AREA LIGHTS EACH MOUNTED ON A POLE, 1 LIGHTING CONTROL W/BYPASS SWITCH, SEPTA TROLLEY LOOP TOILET BLDG W/SHELTER/AREA LIGHTS AS PER 2008 NEC(CC DISTRICT)"},{"number":"382354","date":"2012-01-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-19","scope":"ROUGH IN PLUMBING TO TOILET BUILDING, 1 URINAL, 1 TOILET, 1 LAVATORY, 1 MOP SINK, 1 WATER HEATER (BATHROOM BUILDING FOR SEPTA)"},{"number":"429089","date":"2012-10-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-12","scope":"CONVERSION OF STRICKEN PORTION OF MANDERSON STREET TO TRANSIT STATION / PART OF NORTHERN LIBERTIES TROLLEY LOOP. NEW CONSTRUCTION OF OPERATOR'S TOILET BUILDING AND INSTALLATION OF SIGNAGE PER PLANS. **WORK COMPLETED WITH NO PERMITS; ZONING NOT REQUIRED BUT DOCUMENTED SINCE PREVIOUSLY EXISTING PARCEL NOW PART OF CITY PLAN**"},{"number":"415728","date":"2012-12-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-05-20","scope":"TRANSPORTATION FACILITY SITE IMPROVEMENTS TO INCLUDE CONSTRUCTION OF NEW PASSENGER BOARDING SHELTERED OVER PLATFORM - OPEN AIR, CONSTRUCT NEW OPERATOR TOILET FACILITY BUILDING.INSTALL NEW SIGNAGE, NEW PAVING, CIVIL SITE WORK AND LANDSCAPING, FOR EXISTING TRANSPORTATION FACILITY. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC(TURLET BUILDING). COMPLY ISSUED VIOLATIONS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"New construction"},{"y":2021,"k":"sale","p":3650000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 176% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $61,000 to $168,100","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #429089: 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 26, 2012.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}