{"asOf":"2026-07-11T05:08:03.562Z","block":"2600-2699 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2600-2699-frankford-ave","address":"2601 FRANKFORD AVE","parcelNumber":"311170821","source":"https://property.phila.gov/?p=311170821","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APT 2-4 UNITS 3 STY MASON","useLabel":"Apartment building","owner":"PBM PROPERTIES LLC","coOwner":null,"marketValue":444200,"livableArea":3000,"yearBuilt":1875,"lastSale":{"price":50000,"date":"2007-05-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"581660","date":"2007-05-25","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"599394","date":"2007-06-14","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"599393","date":"2007-06-14","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1491229","date":"2009-07-23","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1491230","date":"2009-08-28","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1949747","date":"2010-09-22","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1949748","date":"2010-10-22","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4251610","date":"2016-10-04","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1903004","date":"2010-09-22","code":"A-501.1/2","title":"PERMF- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1903003","date":"2010-09-22","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1903005","date":"2010-09-22","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"114411","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2007-05-25","completedDate":"2007-07-10","violations":[{"number":"581660","date":"2007-05-25","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"116994","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2007-06-14","completedDate":"2007-07-31","violations":[{"number":"599394","date":"2007-06-14","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"599393","date":"2007-06-14","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"207809","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2009-07-23","completedDate":"2009-11-13","violations":[{"number":"1491229","date":"2009-07-23","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1491230","date":"2009-08-28","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"252491","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2010-09-22","completedDate":null,"violations":[{"number":"1949747","date":"2010-09-22","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1949748","date":"2010-10-22","code":"A-501.1/5","title":"LISTED CONDIT DOES NOT COMPLY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"558308","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-10-05","completedDate":"2017-08-09","violations":[{"number":"4251610","date":"2016-10-04","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"195320","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1903004","date":"2010-09-22","code":"A-501.1/2","title":"PERMF- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1903003","date":"2010-09-22","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1903005","date":"2010-09-22","code":"A-701.5/1","title":"CO- WK NOT ENTIRELY DONE NO CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":5,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"3666","date":"2002-11-14","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"114411","date":"2007-05-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"116994","date":"2007-06-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"114411","date":"2007-07-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"116994","date":"2007-07-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"207809","date":"2009-07-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"207809","date":"2009-08-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"207809","date":"2009-11-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"252491","date":"2010-09-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"252491","date":"2010-10-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"252491","date":"2010-11-30","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"252491","date":"2010-12-30","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"252491","date":"2011-01-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"252491","date":"2011-04-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"558308","date":"2016-10-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"558308","date":"2016-12-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"558308","date":"2017-03-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"558308","date":"2017-07-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"598326","date":"2017-07-24","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":2},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":1,"passes":3},{"y":2011,"fails":0,"passes":2},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98509376710787,"lng":-75.12393199378975,"geom":{"type":"Polygon","coordinates":[[[-75.123911634,39.985118155],[-75.123844115,39.985039556],[-75.123906867,39.985008397],[-75.124012035,39.985142521],[-75.123972378,39.985188797],[-75.123911634,39.985118155]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":null,"stories":3,"lotArea":1000,"zoning":"CMX2","grade":"C+","basement":"D","heater":"B","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1015 RHAWN ST, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A THREE(3) FAMILY DWELLING IN AN EXISTING THREE THREE(3) STORY STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2008-11-28","number":"7080","relatedPermit":"145984"},{"type":"Building standards appeal","grounds":"ON 10/21/09 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #243747.","status":"CLOSED","outcome":"Denied","date":"2010-01-06","number":"10504","relatedPermit":"243747"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":216000,"taxable":216000},{"y":2017,"v":216000,"taxable":216000},{"y":2018,"v":216000,"taxable":216000},{"y":2019,"v":484000,"taxable":484000},{"y":2020,"v":521600,"taxable":521600},{"y":2021,"v":521600,"taxable":521600},{"y":2022,"v":521600,"taxable":521600},{"y":2023,"v":690100,"taxable":690100},{"y":2024,"v":690100,"taxable":690100},{"y":2025,"v":600000,"taxable":600000},{"y":2026,"v":600000,"taxable":600000},{"y":2027,"v":444200,"taxable":444200}],"taxNow":8399,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"79178","date":"2007-05-28","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2007-06-14","scope":null},{"number":"81775","date":"2007-06-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-08-15","scope":"SHORE-UP SIDE WALL WITH 2X6'S FROM BASEMENT TO 3RD FLOOR AND ERECT WITH 8\" CMU ON EXISTING FOUNDATION FOR FRONT, REAR & SIDE WALLS."},{"number":"83275","date":"2007-06-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-09-28","scope":"AMEND PERMIT #81775 TO INCLUDE REPAIR JOISTS WITH 2X12'S NOT TO EXCEED 66% OF FLOOR AREA ON EACH FLOOR."},{"number":"145984","date":"2009-01-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-01-05","scope":"CHANGING A VACANT BUILDING TO A THREE FAMILY DWELLING"},{"number":"195320","date":"2009-01-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-06-18","scope":"FRAME OUT STAIRS, DRYWALL,INSULATION,INTERIOR DOORS TRIM CABINETS FLOORS. *** CONTRACTOR HAS NO EMPLOYEES***"},{"number":"198475","date":"2009-02-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-14","scope":"INSTALL A 200AMP SERVICE ALONG WITH A 4 GANG METER BOX AND HOUSE PANEL WITH A GROUNDING SYSTEM RE WIRE 3 FAMILY DWELLING AND INSTALL HARD WIRED SMOKES AS PER 2005 NEC (EAST DISTRICT) PELLEGRINO BROTHERS ARE NO INSTALLING THE FIRE ALARM"},{"number":"202383","date":"2009-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-28","scope":"INSTALLATION OF 3 WATER CLOSETS, 3 LAV'S, 3 BATHTUBS, 3 KITCHEN SINKS, 3 LAUNDRY TUBS"},{"number":"204705","date":"2009-03-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-06-30","scope":"INSTALLATION OF FIRE ALARM SYSTEM (MULTI FAMILY DWELLING), AS PER NFPA-72 (EAST DIST)"},{"number":"201315","date":"2009-04-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-07-02","scope":"INSTALL DUCTWORK AND MECHANICAL UNITS."},{"number":"230273","date":"2009-08-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-08-17","scope":"REPLACE HOUSE DRAIN AND TRAP"},{"number":"309394","date":"2010-12-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-04-25","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM AND NEW BACKFLOW PREVENTION SYSTEM AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2010,"k":"appeal","w":"Appeal denied"},{"y":2010,"k":"viol","w":"5 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2011,"k":"insp","w":"Inspection passed ×2"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"482126","type":"Rental","status":"Active","businessName":"PBM PROPERTIES LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2009-08-31","latestIssueDate":"2026-04-01","expirationDate":"2027-02-28","inactiveDate":null}],"units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $521,600 to $690,100","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":"Appeal #7080: OPEN · Granted with conditions; related permit 145984. Use permit #145984: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 10 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 24, 2017.","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":"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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 6 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/"},{"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"}]}