{"asOf":"2026-07-25T01:19:25.122Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-frankford-ave","address":"2234 FRANKFORD AVE","parcelNumber":"885368440","source":"https://property.phila.gov/?p=885368440","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"GATOR I PROPERTIES INC","coOwner":null,"marketValue":287300,"landAssessment":287300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":160000,"date":"2005-04-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"1152077","date":"2008-11-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1152078","date":"2008-11-07","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"184785","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-11-07","completedDate":"2008-12-17","violations":[{"number":"1152077","date":"2008-11-07","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1152078","date":"2008-11-07","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null}],"investigations":[{"caseNumber":"34744","date":"2004-11-18","type":"L_CLIP","status":"FAILED"},{"caseNumber":"34744","date":"2008-04-28","type":"L_CLIP","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980461938139705,"lng":-75.1288494825235,"geom":{"type":"Polygon","coordinates":[[[-75.128942869,39.980480522],[-75.128898,39.980526163],[-75.128756167,39.980443174],[-75.128800563,39.98039773],[-75.128942869,39.980480522]]]},"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":2000,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2234 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":22600,"taxable":22600,"land":22600,"improvement":0,"taxableLand":22600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":22600,"taxable":22600,"land":22600,"improvement":0,"taxableLand":22600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":101400,"taxable":101400,"land":101400,"improvement":0,"taxableLand":101400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":226600,"taxable":226600,"land":226600,"improvement":0,"taxableLand":226600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":226600,"taxable":226600,"land":226600,"improvement":0,"taxableLand":226600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":226600,"taxable":226600,"land":226600,"improvement":0,"taxableLand":226600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":226600,"taxable":226600,"land":226600,"improvement":0,"taxableLand":226600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":258600,"taxable":258600,"land":258600,"improvement":0,"taxableLand":258600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":258600,"taxable":258600,"land":258600,"improvement":0,"taxableLand":258600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":258600,"taxable":258600,"land":258600,"improvement":0,"taxableLand":258600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":258600,"taxable":258600,"land":258600,"improvement":0,"taxableLand":258600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":287300,"taxable":287300,"land":287300,"improvement":0,"taxableLand":287300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":3620,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"965907","date":"2019-05-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE(NTE 38' HIGH); ROOF DECK ACCESSED BY A PILOTHOUSE( NTE 125 SF) FOR A VACANT COMMERCIAL SPACE FROM CELLAR THROUGH FIRST FLOOR(USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUANCY) IN THE SAME LOT WITH TWO(2) FAMILY HOUSEHOLD LIVING FROM SECOND FLOOR THROUGH THIRD FLOORS.NO SIGN ON THIS APLICATION."},{"number":"1039645","date":"2020-10-30","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ASSOCIATED PILOTHOUSE. FOR USE AS A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR (SEPARATE USE REGISTRATION AND C/O REQUIRED PRIOR TO OCCUPANCY) AND TWO DWELLING UNITS ABOVE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK."},{"number":"ZP-2021-007304","date":"2021-04-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"FP-2023-001956","date":"2023-08-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-17","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE, 2.5-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULAITONS AND NFPA 13."},{"number":"PP-2023-013636","date":"2023-10-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-20","scope":"Supply and install new 1” domestic line main to building Supply and install new 6’ sewer CURB to building storm Supply and install (2) new curb traps Supply and install (1) new 6” sanitary line CURB to building Supply and install (2) new 4” fresh air inlets"},{"number":"MP-2023-003786","date":"2023-12-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-17","scope":"FOR THE INSTALLATION OF NEW HVAC APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, BATHROOM & CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE AP#1039645 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2023-007031","date":"2023-12-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-09","scope":"Install 600amp service, 125A MCB panels to be installed in unit 1 and unit 2.wiring throughout, install light fixtures, outlets, switches, 110v smoke alarms,, grounding , emergency lights, exit signs , fire alarm system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2023-017146","date":"2023-12-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-06","scope":"REPLACE 1\" BACKFLOW DEVICE."},{"number":"PP-2023-010436","date":"2024-05-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-31","scope":"INSTALL 3 WATER CLOSETS, 3 LAVATORIES, 2 SHOWER/TUBS, 2 KITCHEN SINKS, 2 HUB DRAINS, 2 WASHING MACHINE BOXES, 3 HOT WATER HEATERS, 1 SUMP PUMP, 1 FLOOR DRAIN, 1 AREA DRAIN, 1 STORM DRAIN, 1 BACKWATER VALVE, 1 BACKFLOW PREVENTER AND 2 HOSE BIBBS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"ZP-2025-001978","date":"2025-03-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries - Farmer's Market"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"0980536","type":"Rental","status":"Active","businessName":"Gator I Properties","legalName":"Gator I Properties","address":"2234 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-06-02","latestIssueDate":"2026-04-28","expirationDate":"2027-06-01","inactiveDate":null}],"licenseActivity":[{"number":"0980536","type":"Rental","businessName":"Gator I Properties","legalName":"Gator I Properties","issuedDate":"2025-06-02","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-06-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #965907: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 28, 2008.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations 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/"}]}