{"asOf":"2026-07-27T23:56:43.138Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-frankford-ave","address":"2570 FRANKFORD AVE","parcelNumber":"885372880","source":"https://property.phila.gov/?p=885372880","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":"BELI LLC","coOwner":null,"marketValue":249000,"landAssessment":249000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":80000,"date":"2016-02-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"842598","date":"2008-02-19","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"842597","date":"2008-02-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4386415","date":"2017-07-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"147389","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-02-19","completedDate":"2010-01-26","violations":[{"number":"842598","date":"2008-02-19","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"842597","date":"2008-02-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"719614","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4386415","date":"2017-07-17","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98493967041665,"lng":-75.12457527363982,"geom":{"type":"Polygon","coordinates":[[[-75.124455377,39.984909347],[-75.124489809,39.98486811],[-75.124695105,39.98496964],[-75.124660011,39.985011217],[-75.124455377,39.984909347]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-008659","type":"Sprinkler Certification","inspectionDate":"2024-02-21","result":"Certified","expirationDate":"2025-02-21","buildingId":"1545784"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1245,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2502 E CLEARFIELD ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE\n(TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION.\nFOR USE AS VACANT COMMERCIAL SPACE ON FIRST FLOOR (USE REGISTRATIO","status":"CLOSED","outcome":"Granted","date":"2016-08-17","number":"27987","relatedPermit":"685449"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":13000,"taxable":13000,"land":13000,"improvement":0,"taxableLand":13000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":13000,"taxable":13000,"land":13000,"improvement":0,"taxableLand":13000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":57700,"taxable":57700,"land":57700,"improvement":0,"taxableLand":57700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":141000,"taxable":141000,"land":141000,"improvement":0,"taxableLand":141000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":141000,"taxable":141000,"land":141000,"improvement":0,"taxableLand":141000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":141000,"taxable":141000,"land":141000,"improvement":0,"taxableLand":141000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":141000,"taxable":141000,"land":141000,"improvement":0,"taxableLand":141000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":141600,"taxable":141600,"land":141600,"improvement":0,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":141600,"taxable":141600,"land":141600,"improvement":0,"taxableLand":141600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":145100,"taxable":145100,"land":145100,"improvement":0,"taxableLand":145100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":145100,"taxable":145100,"land":145100,"improvement":0,"taxableLand":145100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":249000,"taxable":249000,"land":249000,"improvement":0,"taxableLand":249000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2031,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"685449","date":"2016-09-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-09-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE ON FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), WITH MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ABOVE. NO SIGNS ON THIS PERMIT."},{"number":"731753","date":"2016-12-01","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-12-01","scope":"**TO AMEND AP#685449 TO REMOVE ROOF DECK AND MAKE PILOT HOUSE FOR MECHANICAL ACCESS ONLY** FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF ACCESS STRUCTURE (FOR MECHANICAL ACCESS ONLY), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY), WITH MULTI-FAMILY HOUSEHOLD LIVING (THREE (3) DWELLING UNITS) ABOVE. NO SIGNS ON THIS PERMIT."},{"number":"719614","date":"2016-12-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"FOR THE NEW CONSTRUCTION OF A FOUR-STORY STRUCTURE TO INCLUDE VACANT COMMERCIAL ON THE FIRST FLOOR (SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY PROR TO OCCUPANCY) AND THREE DWELLING UNITS ABOVE, AS PER APPROVED PLANS. **NO ROOF DECK ON THIS PERMIT**"},{"number":"761902","date":"2017-04-11","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTERS AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"777854","date":"2017-05-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; FOUR-STORY STRUCTURE;VACANT COMMERCIAL ON THE FIRST FLOOR THREE DWELLING UNITS ABOVE -THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"802471","date":"2017-07-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-09","scope":"INSTALL 5\" LATERAL. HOUSE TRAP, HOUSE DRAIN, FRESH AIR INLET FOUR 3/4\" EACH WATER SERVICE AS PER PHILADELPHIA 2004 PLUMBING CODE."},{"number":"810133","date":"2017-08-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"INSTALL (5) HEAT PUMPS WITH DUCTWORK. VACANT COMMERCIAL SPACE IS NOT INCLUDED ON THIS PERMIT. (MIXED-USE)"},{"number":"799425","date":"2017-10-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"INSTALLING NEW 600AMP SERVICE COMPLETE WITH PANELS, METERS & GROUNDING, NEW WIRING THROUGHOUT WITH NEW SWITCHES, OUTLETS, GFCI'S, LIGHTS, SMOKE/CO, DETECTORS, DOOR BELL, TV & PHONE LINES AS PER 2008 NEC (EAST DISTRICT) INSTALL FIRE ALARM HORN STROBES, HORNS, PULL STATIONS AS PER NFPA72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"sale","p":80000},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Zoning admin review"},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"275353","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TIMOTHY C ROSS","legalName":"TIMOTHY C ROSS","address":"2570 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2004-05-09","latestIssueDate":"2012-01-06","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"784977","type":"Rental","status":"Active","businessName":"BELI LLC","legalName":"BELI LLC","address":"2570 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-08-02","latestIssueDate":"2025-09-03","expirationDate":"2026-08-01","inactiveDate":null}],"licenseActivity":[{"number":"784977","type":"Rental","businessName":"BELI LLC","legalName":"BELI LLC","issuedDate":"2018-08-02","latestIssueDate":"2025-09-03","closureDate":null,"expirationDate":"2026-08-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"275353","type":"Vacant Residential Property / Lot","businessName":"TIMOTHY C ROSS","legalName":"TIMOTHY C ROSS","issuedDate":"2004-05-09","latestIssueDate":"2012-01-06","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $145,100 to $249,000","no permit shown in 2026-2028"],"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 #27987: CLOSED · Granted; related permit 685449. Use permit #685449: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 21, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #275353: Inactive since Dec 22, 2012","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","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/"}]}