{"asOf":"2026-07-10T14:20:38.042Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2200-2299-frankford-ave","address":"2222 FRANKFORD AVE","parcelNumber":"871000320","source":"https://property.phila.gov/?p=871000320","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 4 STY MASONRY","useLabel":"Apartment building","owner":"2222 FRANKFORD LLC","coOwner":null,"marketValue":1942000,"livableArea":7768,"yearBuilt":2022,"lastSale":{"price":100000,"date":"2019-06-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-018620","date":"2021-04-05","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2021-05-11"},{"number":"VI-2021-019193","date":"2021-04-07","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2021-07-08"},{"number":"VI-2021-031215","date":"2021-05-20","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2021-07-08"},{"number":"VI-2021-031214","date":"2021-05-20","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-07-08"},{"number":"VI-2021-031216","date":"2021-05-20","title":"WORKMAN LIKE BLDG.","status":"COMPLIED","resolutionDate":"2021-07-08"},{"number":"VI-2021-036203","date":"2021-06-09","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2021-07-15"},{"number":"VI-2022-018608","date":"2022-03-18","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-08"},{"number":"VI-2023-094563","date":"2023-12-07","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2023-12-07"}],"violationCases":[{"number":"CF-2021-024539","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-05","completedDate":"2021-05-11","violations":[{"number":"VI-2021-018620","date":"2021-04-05","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2021-05-11"}]},{"number":"CF-2021-025431","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-07","completedDate":"2021-07-08","violations":[{"number":"VI-2021-019193","date":"2021-04-07","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2021-07-08"}]},{"number":"CF-2021-042230","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-20","completedDate":"2021-07-08","violations":[{"number":"VI-2021-031215","date":"2021-05-20","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2021-07-08"},{"number":"VI-2021-031214","date":"2021-05-20","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-07-08"},{"number":"VI-2021-031216","date":"2021-05-20","title":"WORKMAN LIKE BLDG.","status":"COMPLIED","resolutionDate":"2021-07-08"}]},{"number":"CF-2021-048999","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-08","completedDate":"2021-07-15","violations":[{"number":"VI-2021-036203","date":"2021-06-09","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2021-07-15"}]},{"number":"CF-2022-022619","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-03-18","completedDate":"2022-04-08","violations":[{"number":"VI-2022-018608","date":"2022-03-18","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-04-08"}]},{"number":"CF-2023-124441","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-12-07","completedDate":null,"violations":[{"number":"VI-2023-094563","date":"2023-12-07","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2023-12-07"}]}],"violYears":[{"y":2021,"n":6,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-024539","date":"2021-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025431","date":"2021-04-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025715","date":"2021-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025715","date":"2021-04-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-024539","date":"2021-05-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-025431","date":"2021-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-042230","date":"2021-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-048999","date":"2021-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-025715","date":"2021-06-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-042230","date":"2021-07-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-025431","date":"2021-07-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-048999","date":"2021-07-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-022619","date":"2022-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-022619","date":"2022-04-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-124441","date":"2023-12-07","type":null,"status":null}],"inspYears":[{"y":2021,"fails":7,"passes":5},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98025578369098,"lng":-75.12916473835034,"geom":{"type":"Polygon","coordinates":[[[-75.129189213,39.980305115],[-75.129001,39.980194972],[-75.129042677,39.980150997],[-75.129328093,39.980315008],[-75.129283925,39.980359974],[-75.129189213,39.980305115]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":4,"lotArea":2000,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"100 SNOWFLAKE RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1776000,"taxable":355200},{"y":2026,"v":2070000,"taxable":414000},{"y":2027,"v":1942000,"taxable":388400}],"taxNow":5795,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1042774","date":"2020-10-14","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-13","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY WOOD FRAME STRUCTURE TO INCLUDE UNDERPINING OF EACH ADJACENT STRUCTURE ALONG THE FRANKFORD AVENUE FRONTAGE. BUILDING FOR USE AS FOUR (4) DWELLING UNITS WITH A VACANT GROUND FLOOR COMMERCIAL SPACE AND REAR SURFACE PARKING ACCESSED BY BLAIR STREET. **PROTECTION OF RIGHT-OF-WAY, PEDESTRIANS AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES DURING CONSTRUCTION** SEPARATE PERMITS REQUIRED FOR ALL FS/M/E/P INSTALLATIONS. SPECIAL INSPECTION REPORTS SHALL BE UPLOADED PRIOR TO PERMIT COMPLETION."},{"number":"MP-2021-006569","date":"2021-12-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-05","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2022-000027","date":"2022-02-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-05","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-001702","date":"2022-02-21","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-23","scope":"Rough-In Permit for EP-2022-001611 Install low voltage fire alarm system complete with smoke detectors, pull stations, horn strobes, sounders and control panel as per drawings as per NFPA 72 and City of Philadelphia code requirements."},{"number":"EP-2022-001611","date":"2022-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-19","scope":"Install low voltage fire alarm system complete with smoke detectors, pull stations, horn strobes, sounders and control panel as per drawings as per 2016 NFPA 72 and City of Philadelphia code requirements."},{"number":"ZP-2023-004376","date":"2023-04-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries - Farmer's Market"},{"number":"ZP-2023-003401","date":"2023-05-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF ONE (1) FLAT WALL SIGN ON FRONT FIRST FLOOR OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2023-004233","date":"2023-05-18","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-11-27","scope":"FOR THE ERECTION OF ONE (1) FLAT WALL SIGN 15 SQ FT ON FRONT OF FIRST FLOOR OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN. (ZP_2023-003401)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 7 failed, 5 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"255477","type":"Rental","status":"Inactive","businessName":"WILLIAM E GROGAN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-07-02","latestIssueDate":"2003-07-02","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"613120","type":"Rental","status":"Inactive","businessName":"ROBERT H GROGAN","revenueCode":"3202","rentalCategory":null,"units":1,"issuedDate":"2013-12-23","latestIssueDate":"2015-11-17","expirationDate":"2015-02-28","inactiveDate":null},{"number":"1007968","type":"Rental","status":"Active","businessName":"2222 Frankford LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2026-05-19","latestIssueDate":"2026-05-19","expirationDate":"2027-05-18","inactiveDate":null}],"units":4,"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":["3 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (100 SNOWFLAKE RD, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Dec 7, 2023.","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":"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 mixed-use. 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 8 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.","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"}]}