{"asOf":"2026-07-10T10:04:21.343Z","block":"2600-2699 N FRANKLIN ST","blockUrl":"https://blockreport.homes/block/2600-2699-n-franklin-st","address":"2611 N FRANKLIN ST","parcelNumber":"371084300","source":"https://property.phila.gov/?p=371084300","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"Vacant lot","owner":"LOPEZ MARIO","coOwner":"M J E D LLC","marketValue":40200,"livableArea":null,"yearBuilt":null,"lastSale":{"price":50000,"date":"2022-08-01T04:00:00Z"},"openViolations":6,"violations":[{"number":"4304637","date":"2015-07-13","title":"FLOOR/CEILING FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null},{"number":"3804577","date":"2015-12-22","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null},{"number":"211955250","date":"2018-11-30","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"211955246","date":"2018-11-30","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"211955249","date":"2018-11-30","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"211955253","date":"2018-11-30","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"5054372","date":"2019-04-09","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null},{"number":"4999508","date":"2019-04-09","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null},{"number":"4999509","date":"2019-04-09","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null},{"number":"4999507","date":"2019-04-09","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null},{"number":"211972399","date":"2019-09-11","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2020-12-08"},{"number":"211972484","date":"2019-09-11","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":"2020-10-23"},{"number":"211972483","date":"2019-09-11","title":"EXTERIOR STRUCT SIGNS,  ETC","status":"COMPLIED","resolutionDate":"2020-12-08"},{"number":"211972482","date":"2019-09-11","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-12-08"},{"number":"211972398","date":"2019-09-11","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"5246615","date":"2019-11-16","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null},{"number":"5246616","date":"2019-11-16","title":"VACANT PROPERTIES-GENERAL","status":"CLOSEDCASE","resolutionDate":null},{"number":"VI-2021-083957","date":"2021-12-06","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2021-083958","date":"2021-12-06","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2021-083959","date":"2021-12-06","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2021-083956","date":"2021-12-06","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2025-059682","date":"2025-08-08","title":"CARPORT","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"491191","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-07-14","completedDate":"2018-11-30","violations":[{"number":"4304637","date":"2015-07-13","title":"FLOOR/CEILING FIRE DAMAGED","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"514774","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-12-22","completedDate":"2016-09-27","violations":[{"number":"3804577","date":"2015-12-22","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"665647","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2018-11-30","completedDate":null,"violations":[{"number":"211955250","date":"2018-11-30","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"211955246","date":"2018-11-30","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"211955249","date":"2018-11-30","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2021-12-06"},{"number":"211955253","date":"2018-11-30","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSED","resolutionDate":"2021-12-06"}]},{"number":"679424","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-04-10","completedDate":"2019-09-18","violations":[{"number":"5054372","date":"2019-04-09","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null}]},{"number":"679427","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-04-10","completedDate":"2019-07-02","violations":[{"number":"4999508","date":"2019-04-09","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null},{"number":"4999509","date":"2019-04-09","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null},{"number":"4999507","date":"2019-04-09","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"707352","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2019-09-18","completedDate":null,"violations":[{"number":"211972399","date":"2019-09-11","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2020-12-08"},{"number":"211972484","date":"2019-09-11","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":"2020-10-23"},{"number":"211972483","date":"2019-09-11","title":"EXTERIOR STRUCT SIGNS,  ETC","status":"COMPLIED","resolutionDate":"2020-12-08"},{"number":"211972482","date":"2019-09-11","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2020-12-08"},{"number":"211972398","date":"2019-09-11","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2022-06-10"}]},{"number":"716210","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-11-16","completedDate":"2020-02-26","violations":[{"number":"5246615","date":"2019-11-16","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null},{"number":"5246616","date":"2019-11-16","title":"VACANT PROPERTIES-GENERAL","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"CF-2021-115616","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-06","completedDate":"2022-10-27","violations":[{"number":"VI-2021-083957","date":"2021-12-06","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2021-083958","date":"2021-12-06","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2021-083959","date":"2021-12-06","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-06-10"},{"number":"VI-2021-083956","date":"2021-12-06","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-10"}]},{"number":"CF-2025-082540","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2025-08-07","completedDate":null,"violations":[{"number":"VI-2025-059682","date":"2025-08-08","title":"CARPORT","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2018,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 9"},{"y":2019,"n":11,"worst":null},{"y":2021,"n":4,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"491191","date":"2015-07-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"491191","date":"2015-10-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"491191","date":"2015-12-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"514774","date":"2015-12-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"514774","date":"2015-12-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"491191","date":"2017-05-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"665647","date":"2018-11-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"665647","date":"2018-12-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"665647","date":"2019-03-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"679424","date":"2019-04-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"679427","date":"2019-04-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"679427","date":"2019-05-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"665647","date":"2019-05-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"679424","date":"2019-05-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"707352","date":"2019-09-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"679424","date":"2019-09-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"716210","date":"2019-11-16","type":"VAC INSP","status":"FAILED"},{"caseNumber":"665647","date":"2020-01-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"716210","date":"2020-01-09","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"707352","date":"2020-02-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"665647","date":"2020-05-11","type":null,"status":"FAILED"},{"caseNumber":"665647","date":"2020-06-18","type":null,"status":"FAILED"},{"caseNumber":"707352","date":"2020-06-29","type":null,"status":"FAILED"},{"caseNumber":"665647","date":"2020-07-27","type":null,"status":"FAILED"},{"caseNumber":"665647","date":"2020-10-20","type":null,"status":"FAILED"},{"caseNumber":"707352","date":"2020-10-26","type":null,"status":"FAILED"},{"caseNumber":"707352","date":"2021-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-115616","date":"2021-12-06","type":null,"status":"FAILED"},{"caseNumber":"665647","date":"2021-12-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-115616","date":"2021-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-115616","date":"2022-10-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-082540","date":"2025-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082540","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082540","date":"2025-10-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-082540","date":"2025-11-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":4,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":7,"passes":1},{"y":2020,"fails":8,"passes":0},{"y":2021,"fails":3,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2025,"fails":4,"passes":0}],"taxOwed":2767.31,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2767.31,"principalDue":955.22,"penaltyDue":103.99,"interestDue":655.52,"otherChargesDue":1052.58,"yearsOwed":10,"oldestYearOwed":1998,"mostRecentYearOwed":2018,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":12300,"taxableAssessment":12300,"exemptAbatementAssessment":0,"homesteadValue":172.18,"netTaxAfterHomestead":0,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.991298801350005,"lng":-75.14457549663203,"geom":{"type":"Polygon","coordinates":[[[-75.144457122,39.991304069],[-75.144465831,39.991262806],[-75.144693661,39.991293368],[-75.144684565,39.99133488],[-75.144457122,39.991304069]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":968,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2613 N FRANKLIN ST, PHILADELPHIA PA, 19133","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 12/03/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF UNSAFE VIOLATION, CASE#665647.","status":"OPEN","outcome":null,"date":"2018-12-20","number":"35850","relatedPermit":"665647"}],"taxYears":[{"year":2008,"total":62.6,"principal":0,"interest":53.87,"penalty":8.73},{"year":2009,"total":122.48,"principal":0,"interest":58.91,"penalty":8.73},{"year":2010,"total":88.25,"principal":0,"interest":46.06,"penalty":8.73},{"year":2011,"total":83.43,"principal":0,"interest":41.11,"penalty":9.59},{"year":2012,"total":172.4,"principal":85.73,"interest":33.91,"penalty":6.46},{"year":2013,"total":119.2,"principal":58.14,"interest":17.92,"penalty":4.96},{"year":2016,"total":385.74,"principal":270.45,"interest":4.06,"penalty":2.7}],"taxNet":1034.1,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46800,"taxable":16800},{"y":2017,"v":46800,"taxable":16800},{"y":2018,"v":46800,"taxable":16800},{"y":2019,"v":16200,"taxable":0},{"y":2020,"v":12300,"taxable":0},{"y":2021,"v":12300,"taxable":0},{"y":2022,"v":12300,"taxable":0},{"y":2023,"v":26800,"taxable":26800},{"y":2024,"v":26800,"taxable":26800},{"y":2025,"v":40500,"taxable":40500},{"y":2026,"v":44900,"taxable":44900},{"y":2027,"v":40200,"taxable":40200}],"taxNow":629,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2022-000953","date":"2022-01-31","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2022-05-19","scope":"MAKE SAFE PERMIT - For repair of rubber roof to resolve case CF-2021-115616. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.? Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case CF-2021-115616."},{"number":"DP-2022-000051","date":"2022-05-10","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-06-10","scope":"For the complete demolition of a SFD as part of the City of Philadelphia demolition program. * Add'l specs: No sidewalk. 1 stucco c/w 2613 N Franklin St to include erosion control mat with seed and topsoil. Clean and grade lot through to rear @ 2610 N 7th St."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2019,"k":"viol","w":"11 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×8"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2022,"k":"sale","p":50000},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Major Demolition"},{"y":2022,"k":"demo"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"sale","p":50000},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[],"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["6 open L&I violations","$2,767 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: RP-2022-000953 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"6 open L&I violations","finding":"22 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,767.31 was recorded in the City’s 2022-06 delinquency snapshot for 1998–2018.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"29 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 7, 2025.","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/"}],"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/"}]}