{"asOf":"2026-07-09T22:55:54.312Z","block":"2600-2699 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2600-2699-frankford-ave","address":"2621 FRANKFORD AVE","parcelNumber":"881000083","source":"https://property.phila.gov/?p=881000083","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"IND LUMBER YARD MASONRY","useLabel":"Vacant lot","owner":"2418 FRANKFORD APARTMENTS","marketValue":3161600,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2021-08-04T04:00:00Z"},"openViolations":1,"violYears":[{"y":2019,"n":1,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":4,"worst":null}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"lat":39.98590013897198,"lng":-75.12284042777146,"geom":{"type":"Polygon","coordinates":[[[-75.123288176,39.98532254],[-75.123426415,39.985477651],[-75.123629582,39.985582778],[-75.122826539,39.986467717],[-75.122483375,39.986250172],[-75.122355854,39.986364009],[-75.122012772,39.985974335],[-75.123288176,39.98532254]]]},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":90332,"zoning":"IRMX","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REMOVAL OF AN ARTIST STUDIO AND ARTSAN INDUSTRIES INTO A VACANT COMMERCIAL SPACE AT BASEMENT AND AT GROUND FLOOR OF PREVIOUSLY APPROVED STRUCTURE( 72’ HIGH) ( APPLICATION# ZP-2021-0008599 FOR PERMIT) WITH MULTI-FAMILY (453 DW","status":"Completed","outcome":"Granted with conditions","date":"2022-10-20","number":"ZP-2022-004964"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":0,"abated":false,"valueSeries":[{"y":2023,"v":3866300,"taxable":3866300},{"y":2024,"v":3866300,"taxable":3866300},{"y":2025,"v":3866300,"taxable":3866300},{"y":2026,"v":3866300,"taxable":3866300},{"y":2027,"v":3161600,"taxable":3161600}],"taxNow":44256,"familyHeld":false,"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Minor Demolition"},{"y":2025,"k":"demo"}],"rented":false,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 permit events since 2023","demolition activity 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":"Appeal #ZP-2022-004964: Completed · Granted with conditions.","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":"violations","level":"attention","title":"1 open L&I violation","finding":"1 violation row 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/"}],"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/"}]}