{"asOf":"2026-07-09T22:56:05.846Z","block":"2800-2899 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2800-2899-frankford-ave","address":"2810 FRANKFORD AVE","parcelNumber":"252478500","source":"https://property.phila.gov/?p=252478500","ownerType":"absentee","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"NOAH ASAF","marketValue":381700,"livableArea":2250,"yearBuilt":1915,"lastSale":{"price":45000,"date":"2016-02-25T05:00:00Z"},"openViolations":0,"violYears":[{"y":2016,"n":5,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2022,"n":6,"worst":null}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":2},{"y":2022,"fails":2,"passes":1},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"lat":39.98912879688544,"lng":-75.11996329198416,"geom":{"type":"Polygon","coordinates":[[[-75.120024161,39.989248985],[-75.1198484,39.989021034],[-75.119897233,39.989002051],[-75.120077723,39.989235011],[-75.120024161,39.989248985]]]},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":1582,"zoning":"RM1","grade":"C+","basement":"D","heater":"H","centralAir":false,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"79 ROY LN, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A ROOMING HOUSE FOR SIXTEEN (16) PERSONS, NOT RELATED BY BLOOD, MARRIAGE AND ADOPTION, NO PERSON UNDER THE JURISDICTION OF A COURT ORDER PROGRAM, ALL CAPABLE OF SELF PRESERVATION AND SELF SUSTAINING, IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Withdrawn","date":"2009-11-24","number":"8325"},{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR DRUG AND ALCOHOL RECOVERY HOME FOR MAXIMUM TWELVE (12) OCCUPANTS IN\nFIVE (5) UNITS (SINGLE ROOM RESIDENCE) IN AN EXISTING STRUCTURE. ALL OCCUPANTS ARE CAPABLE OF\nSELF PRESERVATION AND SELF SUSTAINING. NO OCCUPANTS UNDE","status":"OPEN","outcome":"Dismissed","date":"2017-11-15","number":"31746"},{"type":"RB_LIRB","grounds":"OUR TENANT HAS BEEN IN THE PROCESS ALREADY FOR SEVERAL MONTHS TO GET THE PROPER ZONING REQUIRED FOR THE PREMISES AND IS CONTINUING TO WORK WITH A LAWYER TO GET THE ZONING APPROVED.","status":"OPEN","outcome":"City affirmed","date":"2019-06-11","number":"36100"},{"type":"RB_LIRB","grounds":"THIS PROPERTY IS SUBJECT TO A PENDING ZONING PERMIT APPLICATION. THE USE OF ROOMING HOUSE IS NOT IMMINENTLY DANGEROUS NOR EVEN POTENTIALLY DANGEROUS. A STAY OF ENFORCEMENT SHOULD BE GRANTED DURING PERIOD ZONING APPROVAL.","status":"OPEN","outcome":"CONTINUED","date":"2019-12-10","number":"38797"},{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR : DRUG AND ALCOHOL RECOVERY HOME FOR MAXIMUM TWELVE (12) OCCUPANTS IN FIVE (5) UNITS (SINGLE ROOM RESIDENCE) IN AN EXISTING STRUCTURE. ALL OCCUPANTS ARE CAPABLE OF SELF PRESERVATION AND SELF SUSTAINING. NO OCCUPANTS UN","status":"In Process","outcome":"Complete","date":"2021-04-06","number":"39045"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":1,"abated":false,"valueSeries":[{"y":2016,"v":98200,"taxable":98200},{"y":2017,"v":98200,"taxable":98200},{"y":2018,"v":98200,"taxable":98200},{"y":2019,"v":173100,"taxable":173100},{"y":2020,"v":186500,"taxable":186500},{"y":2021,"v":186500,"taxable":186500},{"y":2022,"v":186500,"taxable":186500},{"y":2023,"v":319500,"taxable":319500},{"y":2024,"v":319500,"taxable":319500},{"y":2025,"v":264100,"taxable":264100},{"y":2026,"v":264100,"taxable":264100},{"y":2027,"v":381700,"taxable":381700}],"taxNow":5343,"familyHeld":false,"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"5 L&I violations"},{"y":2017,"k":"appeal","w":"Appeal dismissed"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"appeal","w":"Appeal city affirmed"},{"y":2019,"k":"insp","w":"Inspection passed ×2"},{"y":2019,"k":"appeal","w":"Appeal continued"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 45% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $264,100 to $381,700","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 #8325: CLOSED · Withdrawn.","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":"The parcel summary indicates an active Rental License; a detailed license row is not present in this payload.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (79 ROY LN, HUNTINGDON VALLEY PA, 19006).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}