{"asOf":"2026-07-25T01:19:25.122Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-frankford-ave","address":"2213-17 FRANKFORD AVE","parcelNumber":"885375600","source":"https://property.phila.gov/?p=885375600","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":"NEW KENSINGTON COMMUNITY","coOwner":null,"marketValue":894200,"landAssessment":894200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":4500,"date":"1997-12-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"5206421","date":"2019-10-05","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"710493","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2019-10-05","completedDate":"2019-11-15","violations":[{"number":"5206421","date":"2019-10-05","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"710493","date":"2019-10-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"710493","date":"2019-11-15","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97978285304558,"lng":-75.128937807755,"geom":{"type":"Polygon","coordinates":[[[-75.128858035,39.979643738],[-75.129127421,39.979792457],[-75.129003334,39.979918341],[-75.128746163,39.979768],[-75.128862112,39.97968792],[-75.128828873,39.97966743],[-75.128858035,39.979643738]]]},"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":4362,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2515 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR THE ERECTION OF A SEMI-DETACHED BUILDING ALONGSIDE OPEN SERVICE STRUCTURE; SIZE & LOCATION AS SHOWN IN APPLICATION. FOR USE AS A SIT-DOWN RESTAURANT.","status":"OPEN","outcome":"Granted","date":"2019-01-09","number":"35165","relatedPermit":"892841"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":68900,"taxable":0,"land":68900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":68900,"exemptImprovement":0},{"y":2017,"v":68900,"taxable":0,"land":68900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":68900,"exemptImprovement":0},{"y":2018,"v":265000,"taxable":0,"land":265000,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":265000,"exemptImprovement":0},{"y":2019,"v":494100,"taxable":0,"land":494100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":494100,"exemptImprovement":0},{"y":2020,"v":494100,"taxable":0,"land":494100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":494100,"exemptImprovement":0},{"y":2021,"v":494100,"taxable":0,"land":494100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":494100,"exemptImprovement":0},{"y":2022,"v":494100,"taxable":0,"land":494100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":494100,"exemptImprovement":0},{"y":2023,"v":647400,"taxable":0,"land":647400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":647400,"exemptImprovement":0},{"y":2024,"v":647400,"taxable":0,"land":647400,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":647400,"exemptImprovement":0},{"y":2025,"v":663600,"taxable":0,"land":663600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":663600,"exemptImprovement":0},{"y":2026,"v":663600,"taxable":0,"land":663600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":663600,"exemptImprovement":0},{"y":2027,"v":894200,"taxable":0,"land":894200,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":894200,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"897103","date":"2018-09-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-28","scope":"TEMPORARY INSTALLATION OF FOOD SERVICE FACILITIES & TOILET FACILITIES PER APPROVED PLANS FOR SPECIAL EVENT FROM 09/01/2018 - 11/30/2018 OPERATING FROM WEDNESDAY THRU FRIDAY (5:00P - 10:00P) SATURADY & SUNDAY ( 12:00P - 10:00P)"},{"number":"892841","date":"2019-02-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-06","scope":"FOR THE ERECTION OF A SEMI-DETACHED BUILDING ALONGSIDE OPEN SERVICE STRUCTURE; SIZE & LOCATION AS SHOWN IN APPLICATION. FOR USE AS A SIT-DOWN RESTAURANT."},{"number":"947494","date":"2019-04-11","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-10-08","scope":"FOR A CERTIFICATE OF OCCUPANCY AND LAWFUL OCCUPANCY SIGN FOR OUTDOOR SIT DOWN RESTAURANT. NO BUILDINGS ON LOT. ALL STRUCTURES ON PLANS TO BE TEMPORARY (<180 DAYS.) ** IBC 2009 **"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 35% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $663,600 to $894,200","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 #35165: OPEN · Granted; related permit 892841. Use permit #892841: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 15, 2019.","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/"}]}