{"asOf":"2026-07-10T14:20:38.042Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2200-2299-frankford-ave","address":"2232 FRANKFORD AVE","parcelNumber":"871157308","source":"https://property.phila.gov/?p=871157308","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3.5 STY MASON","useLabel":"Apartment building","owner":"2232 FRANKFORD AVENUE LLC","coOwner":null,"marketValue":559700,"livableArea":4056,"yearBuilt":2017,"lastSale":{"price":1,"date":"2017-01-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"1152073","date":"2008-11-07","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"1152074","date":"2008-11-07","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"3786800","date":"2015-12-02","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null},{"number":"3786795","date":"2015-12-02","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3786799","date":"2015-12-02","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null},{"number":"4398098","date":"2017-07-25","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"184784","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-11-07","completedDate":"2008-12-17","violations":[{"number":"1152073","date":"2008-11-07","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"1152074","date":"2008-11-07","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null}]},{"number":"512480","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2015-12-03","completedDate":"2015-12-14","violations":[{"number":"3786800","date":"2015-12-02","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null},{"number":"3786795","date":"2015-12-02","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3786799","date":"2015-12-02","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"599709","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4398098","date":"2017-07-25","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2015,"n":3,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"34738","date":"2004-11-18","type":"L_CLIP","status":"FAILED"},{"caseNumber":"34738","date":"2008-04-28","type":"L_CLIP","status":"PASSED"},{"caseNumber":"512480","date":"2015-12-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"512480","date":"2015-12-09","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2015,"fails":1,"passes":1}],"taxOwed":16300.33,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":16300.33,"principalDue":10413.64,"penaltyDue":715.71,"interestDue":1947.83,"otherChargesDue":3223.15,"yearsOwed":6,"oldestYearOwed":2015,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2017-11-06","assessmentYear":2022,"totalAssessment":843600,"taxableAssessment":168720,"exemptAbatementAssessment":674880,"homesteadValue":0,"netTaxAfterHomestead":2361.74,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98046076611815,"lng":-75.12896126642323,"geom":{"type":"Polygon","coordinates":[[[-75.128800563,39.98039773],[-75.128839486,39.980358915],[-75.129122815,39.980524894],[-75.129086127,39.980562792],[-75.128800563,39.98039773]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1800,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2232 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 6/11/2015, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #599709.","status":"CLOSED","outcome":"APPROVED","date":"2015-08-21","number":"25496","relatedPermit":"599709"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":12900,"taxable":12900},{"y":2019,"v":835300,"taxable":167060},{"y":2020,"v":843600,"taxable":168720},{"y":2021,"v":843600,"taxable":168720},{"y":2022,"v":843600,"taxable":168720},{"y":2023,"v":885700,"taxable":177100},{"y":2024,"v":885700,"taxable":177100},{"y":2025,"v":836000,"taxable":167200},{"y":2026,"v":836000,"taxable":167200},{"y":2027,"v":559700,"taxable":111940}],"taxNow":2340,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"576159","date":"2014-12-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-12-29","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PARCEL 'A') FROM TWO (2) EXISTING LOTS (2232 FRANKFORD AVENUE & 2231 BLAIR STREET). SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"590699","date":"2015-02-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-02-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) PILOTHOUSES. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A MUTLI-FAMILY RESIDENCE (THREE (3) DWELLING UNITS) AND BUSINESS & PROFESSIONAL OFFICES WITH TWO (2) ROOF DECKS. NO SIGNS ON THIS APPLICATION."},{"number":"599709","date":"2015-09-18","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-08-23","scope":"FOR THE ERECTION OF A FOUR-STORY MIXED-USE STRUCTURE FOR BUSINESS OFFICES ON THE FIRST FLOOR AND THREE (3) RESIDENTIAL UNITS. BUILDING SHALL BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 WITH SPRINKLERHEAD AT CENTERLINE OF EACH OPENING AT FOURTH FLOOR, LIGHT WELL AND 6'-0\" FROM INTERIOR LOT LINE AS PER BBS VARIANCE (CASE NO. 25496) A HORN AND STROBE IS ALSO TO BE CONNECTED TO THE BUILDING'S FIRE ALARM SYSTEM AT BOTH ROOF DECKS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEMS."},{"number":"669100","date":"2016-02-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR PLUMBING CONSTRUCTION FOR A NEW (4)STORY MIXED-USE PROPERTY (BUSINESS OFFICE AND 3-FAMILY) - NOTE: EXTERIOR, 5\" SEWER LATERAL, 1\" & 1-1/2\" WATER DISTRIBUTION LINES AND BACKFLOW PREVENTION CONTAINMENT DEVICE(S) REQUIRE SEPARATE PERMIT(S)"},{"number":"743953","date":"2016-12-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-23","scope":"INSTALL (4) HEAT PUMPS WITH DUCTWORK. (MIXED-USE)"},{"number":"755667","date":"2017-01-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-01","scope":"NEW 5\" SEWER MAIN TO BLDG. NEW 1 1/2 DOMESTIC SERVICE"},{"number":"752082","date":"2017-02-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-23","scope":"FOR THE INSTALLATION OF A NEW NFPA 13 AND NFPA 13R FIRE SUPPRESSION SYSTEM WITH A 2 INCH FIRE SERVICE LINE, AND BACKFLOW PREVENTER AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"763785","date":"2017-04-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-23","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; FOUR-STORY MIXED-USE STRUCTURE; BUSINESS OFFICES FIRST FLOOR & THREE (3) RESIDENTIAL UNITS -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"755146","date":"2017-04-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-23","scope":"TRIPLEX WITH COMMERCIAL SPACE IN 1ST FLOOR 600A OVERHEAD SERVIE. NEW FIRE ALARM INSTALLATION. WIRING THROUGHOUT WITH SWITCHES RECEPTACLES AND HARD WIRED SMOKE DETECTORS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"appeal","w":"Appeal approved"},{"y":2015,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"790007","type":"Rental","status":"Inactive","businessName":"2232 Frankford Ave, LLC","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2018-09-25","latestIssueDate":"2018-09-25","expirationDate":"2019-09-24","inactiveDate":"2019-11-23"}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #590699: COMPLETED.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 669100 (EXPIRED).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$16,300.33 was recorded in the City’s 2022-06 delinquency snapshot for 2015–2021.","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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 9, 2015.","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":"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.","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 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 6 historical violations across 3 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"}]}