{"asOf":"2026-07-10T14:20:38.042Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2200-2299-frankford-ave","address":"2228 FRANKFORD AVE","parcelNumber":"871402385","source":"https://property.phila.gov/?p=871402385","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"MARCH DEVELOPMENTS LLC","coOwner":null,"marketValue":546400,"livableArea":2376,"yearBuilt":2017,"lastSale":{"price":1,"date":"2015-09-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"926664","date":"2008-04-29","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"926663","date":"2008-04-29","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"1152052","date":"2008-11-07","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"1152051","date":"2008-11-07","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"4398091","date":"2017-07-25","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"157416","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-04-29","completedDate":"2010-02-09","violations":[{"number":"926664","date":"2008-04-29","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"926663","date":"2008-04-29","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"184782","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-11-07","completedDate":"2008-12-17","violations":[{"number":"1152052","date":"2008-11-07","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"1152051","date":"2008-11-07","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"705575","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4398091","date":"2017-07-25","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2017,"n":1,"worst":null}],"investigations":[{"caseNumber":"34746","date":"2004-11-18","type":"L_CLIP","status":"FAILED"}],"inspYears":[{"y":2004,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98033989678203,"lng":-75.12896890764816,"geom":{"type":"Polygon","coordinates":[[[-75.129059375,39.980360549],[-75.129020461,39.980401136],[-75.128878176,39.980319063],[-75.128917698,39.980278796],[-75.129059375,39.980360549]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-016249","type":"Fire Alarm Certification","inspectionDate":"2023-06-26","result":"Certified","expirationDate":"2024-06-26","buildingId":"1544806"},{"number":"BC-2023-016251","type":"Sprinkler Certification","inspectionDate":"2023-06-26","result":"Certified","expirationDate":"2024-06-26","buildingId":"1544806"},{"number":"BC-2024-022184","type":"Sprinkler Certification","inspectionDate":"2024-07-25","result":"Certified","expirationDate":"2025-07-25","buildingId":"1544806"},{"number":"BC-2025-019647","type":"Sprinkler Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1544806"},{"number":"BC-2025-019649","type":"Fire Alarm Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1544806"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":900,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"702 N 3RD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR RELOCATION OF LOT LINE TO CREATE TWO LOTS (PARCEL –B & C) FROM ONE LOT. FOR THE ERECTION OF TWO (2) ATTACHED STRUCTURES WITH CELLAR (MAXIMUM HEIGHT NTE 38 FT) AND ROOF DECK WITH ROOF ACCESS PILOT HOUSE (TO ENCLOSE STAIR ONLY) FOR","status":"CLOSED","outcome":"Granted with conditions","date":"2014-11-25","number":"23790","relatedPermit":"553265"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":21600,"taxable":21600},{"y":2019,"v":489200,"taxable":97840},{"y":2020,"v":494000,"taxable":98800},{"y":2021,"v":494000,"taxable":98800},{"y":2022,"v":494000,"taxable":98800},{"y":2023,"v":518700,"taxable":103700},{"y":2024,"v":518700,"taxable":103700},{"y":2025,"v":514200,"taxable":102840},{"y":2026,"v":514200,"taxable":102840},{"y":2027,"v":546400,"taxable":109200}],"taxNow":1440,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"553265","date":"2015-03-06","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-03-06","scope":"RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS (PARCEL –B & C) FROM ONE LOT.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"632562","date":"2015-08-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-08-18","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURES WITH CELLAR (MAXIMUM HEIGHT NTE 38 FT) AND ROOF DECK WITH ROOF ACCESS PILOT HOUSE (TO ENCLOSE STAIR ONLY) ROOF DECK FOR RESIDENTIAL USE ONLY.SIZE AND LOCATION AS SHOWN IN THE APPLICATION. USE AS A VACANT COMMERCIAL SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) ON FIRST FLOOR AND ABOVE TWO FAMILY DWELLING."},{"number":"705575","date":"2016-09-09","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-09-07","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE (TO ENCLOSE ACCESS STAIRS ONLY) AND BALCONIES AT THE REAR SECOND AND THIRD FLOORS, FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION AND CO REQUIRED PRIOR TO OCCUPANCY), WITH A TWO-FAMILY DWELLING ABOVE, AS PER PLAN; SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. BUILDING TO BE SPRINKLERED THROUGHOUT WITH NFPA 13."},{"number":"734706","date":"2016-11-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-06","scope":"INSTALLATION OF (2) HVAC UNITS IN TWO APARTMENTS INCLUDING DUCTWORK. INSTALLATION OF (1) HVAC UNIT IN ONE COMMERCIAL SPACE INCLUDING NEW DUCTWORK. SELF-CONTAINED UNITS. NO PENETRATION OF FIRE RATED WALLS. MIX USE"},{"number":"725284","date":"2016-11-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-09-07","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, WITH A TWO-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"741487","date":"2017-01-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-01","scope":"FIRE ALARM PLANS SMOKE DETCTOR AT EACH LANDING HORN STROBES ON EACH LANDING PULL STATIONS AT EACH UNIT AS PER NFPA 72 EAST DISTRICT"},{"number":"738436","date":"2017-01-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-13","scope":"REWIRE ALL EXISTING CIRCUITS, NEW RECEPTACLES, SWITCHES AND SMOKE DETECTORS. NEW 200 AMP SERVICE INCLUDES NEW ELECTRICAL PANELS, AS PER 2008 NEC"},{"number":"768026","date":"2017-03-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-17","scope":"INSTALL 5\" LATERAL,CURB TRAP AND 1\" DOMESTIC SUPPLY (MIXED USE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"753733","date":"2017-05-09","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"ABANDONED","completedDate":"2017-05-09","scope":"THIS APPLICATION IS FOR AN ADMINSTRATIVE REVIEW ON THE PREVIOUSLY APPROVED PROJECT AT 2228 FRANKFORD FOR THE NEW COSNTRUCTION OF A THREE STORY STRUCTURE WITH BASEMENT, PILOT HOUSE AND ROOF DECK. THE BUILDING WILL CONTAIN A SINGLE COMMERCILA UNIT ON THE FIRST FLOOR, AND A RESIDENTIAL UNIT ON THE SECOND AND THIRD FLOOR. WE HAVE ADDEDA RECESS OF THE FACADE FROM LOT LINE ABOUT 12\" LEAVING A FRAME AWNING ON LOT LINE AND SET BACK OF THE ROOD DECK AS SHOWN ON THE ENCLOSED SITE PLANS APPROVED"},{"number":"778972","date":"2017-06-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-09-07","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING OF A 3-STORY STRUCTURE WITH A ROOF ACCESS STRUCTURE AND A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND (2) DWELLING UNITS ON THE 2ND AND 3RD FLOORS (MIXED USE). THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. ADDITIONAL PERMITS ARE REQUIRED FOR THE VACANT COMMERCIAL SPACE EXCEPT FOR THE WORK THAT IS SHOWN ON THESE APPROVED PLANS, IS INCLUDED IN THIS PERMIT. THE USE OF PLASTIC PIPE MATERIALS IS NOT PERMITTED, PER CODE SECTION(S) P-902.5 & P-1102.3."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"appeal","w":"Appeal granted with conditions"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"L&I violation"}],"rented":true,"licenses":[{"number":"443800","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"QUINTINO ZUARES (AGT:COREY ZUARES)","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2008-05-01","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"884921","type":"Rental","status":"Active","businessName":"March Developments LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-01-06","latestIssueDate":"2026-03-03","expirationDate":"2027-01-05","inactiveDate":null},{"number":"1010387","type":"Rental","status":"Active","businessName":"Adam Ebndaoud","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-15","latestIssueDate":"2026-06-15","expirationDate":"2027-06-14","inactiveDate":null}],"units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #23790: CLOSED · Granted with conditions; related permit 553265. Use permit #632562: 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: 753733 (ABANDONED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 23, 2026; Sprinkler Certification: Certified through Jun 23, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"2 active Rental License records 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 18, 2004.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #443800: Closed since Apr 29, 2015","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 5 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"}]}