{"asOf":"2026-07-26T08:52:50.454Z","block":"2700-2799 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-frankford-ave","address":"2754 FRANKFORD AVE","parcelNumber":"885940700","source":"https://property.phila.gov/?p=885940700","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SI","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"MAYBERRY JAMES","coOwner":null,"marketValue":126300,"landAssessment":126300,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":210000,"date":"2013-05-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"3106567","date":"2014-03-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3106566","date":"2014-03-10","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"421460","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-10","completedDate":"2014-04-14","violations":[{"number":"3106567","date":"2014-03-10","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3106566","date":"2014-03-10","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"421460","date":"2014-03-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"421460","date":"2014-04-14","type":"CI INSP","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":39.98869227259066,"lng":-75.12120531570082,"geom":{"type":"Polygon","coordinates":[[[-75.121121537,39.988677247],[-75.12092298,39.988456707],[-75.12095856,39.988423766],[-75.121461104,39.988850433],[-75.121337655,39.988914633],[-75.121121537,39.988677247]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":3326,"zoning":"ICMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2056 E LEHIGH 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":9600,"taxable":9600,"land":9600,"improvement":0,"taxableLand":9600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":9600,"taxable":9600,"land":9600,"improvement":0,"taxableLand":9600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6900,"taxable":6900,"land":6900,"improvement":0,"taxableLand":6900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":12500,"taxable":12500,"land":12500,"improvement":0,"taxableLand":12500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":12500,"taxable":12500,"land":12500,"improvement":0,"taxableLand":12500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":12500,"taxable":12500,"land":12500,"improvement":0,"taxableLand":12500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":12500,"taxable":12500,"land":12500,"improvement":0,"taxableLand":12500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":133000,"taxable":133000,"land":133000,"improvement":0,"taxableLand":133000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":133000,"taxable":133000,"land":133000,"improvement":0,"taxableLand":133000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":133000,"taxable":133000,"land":133000,"improvement":0,"taxableLand":133000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":133000,"taxable":133000,"land":133000,"improvement":0,"taxableLand":133000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":126300,"taxable":126300,"land":126300,"improvement":0,"taxableLand":126300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1862,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"524122","date":"2014-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"200 AMP SERVICE AS PER NEC 2008 (SFD)"},{"number":"836737","date":"2018-02-20","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-02-20","scope":"FOR THE CREATION OF A UNITY OF USE TO CREATE ONE ZONING PARCEL TO BE KNOWN AS 2754 FRANKFLORS AVE, FROM THREE EXISTING CONTIGOUS DEEDED PARCELS. 2754 FRANKFORD AVE AKA DEED PARCELS B. 2755-62 FRANKFLORD AVE. AKA DEED PARCEL C AND 2764 FRANKFORD AVE. AKA DEED PARCEL D DWITH COVENANTS, AGREEMENT S AND EASEMENTS TO BE RECORDED TO BIND CURRENT FUTURE OWNERS OF THE THREE DEEDED PARCELS IN ORDER TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENTIRE DEVELOPMENT ON THE RESULTING SINGLE ZONING PARCEL ALSO TO CREAT THREE TENANT SPACES ON THE COMBINED ZONING PARCEL TENANT SPACE 1 ( 3,137,SF, FIRST FLOOR ONLY TENAT SPACE 2 (7076 SF PORTION OF FIRST FLOOR AND PORTION OF 2ND FLOOR ABOVE TENANT SPACE 1 AND TENANT SPACE 3 1,551 SF. PER ATTACHED PLANS, PROOF OF RECORDATION OFEASEMENTS, AGREEMENTS AND RESTRIVE COVENANTAS TO BE SUPPLIED PRIOR TO ISSUANCE OF CERTIFICATION OF OCCUPANCTY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"sale","p":210000},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"permit","w":"Zoning"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 964% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $12,500 to $133,000","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- NEW USE.”","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 Apr 14, 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 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/"}]}