{"asOf":"2026-07-10T14:21:10.400Z","block":"2300-2399 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2300-2399-frankford-ave","address":"2331 FRANKFORD AVE","parcelNumber":"311165731","source":"https://property.phila.gov/?p=311165731","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"SEMI/DET 3 STY MASONRY","useLabel":"Commercial","owner":"BUGGY TOP LLC","coOwner":null,"marketValue":706700,"livableArea":2700,"yearBuilt":1875,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9810489522819,"lng":-75.12777103466908,"geom":{"type":"Polygon","coordinates":[[[-75.12785998,39.981066041],[-75.127795936,39.981131174],[-75.127681664,39.981002683],[-75.127726683,39.980977032],[-75.127762214,39.980984379],[-75.127786816,39.980998576],[-75.127771248,39.981014406],[-75.12785998,39.981066041]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":null,"stories":3,"lotArea":735,"zoning":"CMX2","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":229900,"taxable":229900},{"y":2024,"v":742500,"taxable":229900},{"y":2025,"v":742500,"taxable":229900},{"y":2026,"v":742500,"taxable":229900},{"y":2027,"v":706700,"taxable":218815}],"taxNow":3218,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-007465","date":"2022-07-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-02-20","scope":"FOR THE ERECTION OF THE SECOND AND THIRD STORY ADDITION OVER AN EXISTING ONE (1) STORY STRUCTURE; FOR USE AS A VACANT COMMERCIAL SPACE (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) ON FIRST FLOOR WITH TWO (2) FAMILY HOUSEHOLD LIVING ABOVE; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"CP-2022-004330","date":"2022-09-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-20","scope":"FOR THE ERECTION OF A TWO STORY ADDITION ABOVE THE EXISTING ONE STORY STRUCTURE AS PER PLANS. FOR A THREE STORY STRUCTURE OF TYPE VB CONSTRUCTION WITH A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR WITH TWO DWELLING UNITS ABOVE. ALL WORK AS PER APPROVED PLANS. SEPARATE PERMIT IS REQUIRED FOR THE CERTIFCATE OF OCCUPANCY OF THE COMMERCIAL SPACE. AMENDMENT (11/25/2022) TO CHANGE THE FIRE SUPPRESSION SYSTEM TO NFPA 13/13R AND TO ADD UNDERPINNING TO SPECIAL INSPECTION ACTIVITIES. AMENDMENT (5/17/2023) FOR CHANGES TO THE ROOF AND FLOOR ASSEMBLIES AS PER REVISED PLANS."},{"number":"PP-2022-016476","date":"2022-12-28","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-17","scope":"ROUGH-IN PIPING FOR 30 FIXTURES"},{"number":"PP-2022-016478","date":"2023-01-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-20","scope":"INSTALL 1 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 5 BACKFLOW PREVENTERS, 3 HOT WATER HEATERS, 2 KITCHEN SINKS, 2 WASHING MACHINE BOXES, 7 FLOOR DRAINS, 3 FLOOR SINKS, 1-3 COMPARTMENT SINK, 2 COFFEE MACHINES, 1 ESPRESSO COFFEE MAKER, 1 ICE MACHINE, 4 WATER CLOSETS, 4 LAVATORIES, 3 SHOWER/TUBS AND 2 STORM DRAINS ACCORDING TO THE 2018 PPC."},{"number":"MP-2022-006147","date":"2023-01-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-09-01","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"FP-2023-000027","date":"2023-01-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-09-01","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM TO SERVE THE MIX-USED BUILDING PER NFPA 13/13R WITH 2-IN FIRE SERVICE LINE AND 3-IN BFP DEVICE AS PER APPROVED PLANS."},{"number":"ZP-2022-013336","date":"2023-02-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2023-001119","date":"2023-03-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-20","scope":"FOR LEVEL 2 ALTERATIONS FOR FIT-OUT OF COMMERCIAL SPACE ON THE GROUND FLOOR AS PER PLANS."},{"number":"EP-2023-001730","date":"2023-04-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-05","scope":"INSTALL A 800 AMP 120/240V 1 PHASE SERVICE, (4) GANG METER BANK, (1) 400 AMP PANEL & FEEDER, (2) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES AND SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2004,"k":"sale","p":55000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Rough-In"},{"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":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"950268","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Valerio Coffee Roasters Inc (Valerio Coffee Roasters Inc)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-04-30","latestIssueDate":"2026-03-19","expirationDate":"2027-04-29","inactiveDate":null},{"number":"0963445","type":"Rental","status":"Active","businessName":"Buggy Top, LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-10-16","latestIssueDate":"2025-09-02","expirationDate":"2026-10-15","inactiveDate":null}],"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":["6 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":"The record identifies more than one dwelling/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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 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":"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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}