{"asOf":"2026-07-10T14:20:38.042Z","block":"2200-2299 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2200-2299-frankford-ave","address":"2210-14 FRANKFORD AVE","parcelNumber":"881068723","source":"https://property.phila.gov/?p=881068723","ownerType":"absentee","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"TONUCI MICHAEL","coOwner":"TONUCI RENATE","marketValue":1102700,"livableArea":10350,"yearBuilt":1875,"lastSale":{"price":1,"date":"2015-03-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"887586","date":"2008-03-26","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"152817","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2008-03-26","completedDate":"2008-05-05","violations":[{"number":"887586","date":"2008-03-26","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2008,"n":1,"worst":null}],"investigations":[{"caseNumber":"152817","date":"2008-03-26","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"152817","date":"2008-05-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980046555796804,"lng":-75.12935689215645,"geom":{"type":"Polygon","coordinates":[[[-75.129289008,39.979907489],[-75.12945849,39.980008134],[-75.129425659,39.98004048],[-75.12953816,39.980108059],[-75.129456429,39.980188584],[-75.129175175,39.980019641],[-75.129289008,39.979907489]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-005920","type":"Sprinkler Certification","inspectionDate":"2023-03-31","result":"Certified","expirationDate":"2024-03-31","buildingId":"1018930"},{"number":"BC-2024-007945","type":"Sprinkler Certification","inspectionDate":"2024-03-26","result":"Certified","expirationDate":"2025-03-26","buildingId":"1018930"},{"number":"BC-2025-004571","type":"Sprinkler Certification","inspectionDate":"2025-02-13","result":"Certified","expirationDate":"2026-02-13","buildingId":"1018930"},{"number":"BC-2026-002426","type":"Sprinkler Certification","inspectionDate":"2026-01-20","result":"Certified","expirationDate":"2027-01-20","buildingId":"1018930"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":4608,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2 BEAVER DRIVE, BARRINGTON NJ, 08007","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":574800,"taxable":574800},{"y":2018,"v":700000,"taxable":428000},{"y":2019,"v":770000,"taxable":384100},{"y":2020,"v":771900,"taxable":385048},{"y":2021,"v":771900,"taxable":385048},{"y":2022,"v":771900,"taxable":385048},{"y":2023,"v":869400,"taxable":431222},{"y":2024,"v":869400,"taxable":431222},{"y":2025,"v":869400,"taxable":431222},{"y":2026,"v":869400,"taxable":431222},{"y":2027,"v":1102700,"taxable":608668}],"taxNow":6036,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"143769","date":"2008-04-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-13","scope":"NEW STORE FRONT,ACCESSIBLE RAMP ROLL UP SECURITY GATES OVER THE FRONT DOOR AND WINDOWS AS PER PLANS."},{"number":"246288","date":"2009-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-15","scope":"INSTALL 2 NEW EXTERIOR LIGHT FIXTURES AS PER 2005 NEC (EAST DISTRICT)"},{"number":"502546","date":"2013-10-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-02-24","scope":"INSTALLATION OF 8 CHANNEL DVR AND 6 CAMERA SYSTEM PER 2008 NEC (COMMERCIAL)"},{"number":"535849","date":"2014-06-12","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"FOR A LOT ADJUSTMENT (CONSOLIDATION) TO CREATE ONE (1) LOT FROM THREE (3) DEEDED LOTS; PREMISIS 'A' EXISTING WITH TWO (2) OPA ACCOUNTS (2210 FRANKFORD AVE. AND 2212 FRANKFORD AVE.); PREMISES \"B\" (2214 FRANKFORD AVE) AND PREMISES \"C\" (2211 BLAIR ST.). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS."},{"number":"542039","date":"2014-06-12","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM THREE (3) DEEDED LOTS: 2210-12 FRANKFORD AVE (PREMISIS 'A') CONSISTING OF TWO (2) OPA ACCOUNTS( 2210 FRANKFORD AVE. AND 2212 FRANKFORD AVE.); 2214 FRANKFORD AVE (PREMISIS 'B'); 2211 BLAIR ST. (PREMISIS 'C'). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SEE A/P #535849 FOR PLANS."},{"number":"542040","date":"2014-06-12","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM THREE (3) DEEDED LOTS: 2210-12 FRANKFORD AVE (PREMISIS 'A') CONSISTING OF TWO (2) OPA ACCOUNTS( 2210 FRANKFORD AVE. AND 2212 FRANKFORD AVE.); 2214 FRANKFORD AVE (PREMISIS 'B'); 2211 BLAIR ST. (PREMISIS 'C'). SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SEE A/P #535849 FOR PLANS."},{"number":"544709","date":"2014-06-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-06-26","scope":"FOR THE ERECTION OF AN ADDITION AT THE SECOND AND THIRD STORY LEVELS. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. FOR USE AS MAINTENANCE AND REPAIR OF CONSUMER GOODS AND SIX (6) DWELLING UNITS. NO SIGNS ON THIS APPLICATION."},{"number":"554758","date":"2014-12-05","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-01-11","scope":"COMPLETE INTERIOR ALTERATIONS FOR SIX (6) DWELLING UNITS AND ONE (1) COMMERCIAL SPACE INCLUDING 2 PARTIAL ADDITIONS IN REAR OF BUILDING ( NO INCREASE IN BUILDING HEIGHT). BUILDING TO BE FULLY SPRINKLERED. ISSUANCE OF CERTIFICATE OF OCCUPANCY. SEPARATE PERMITS REQUIRED FOR MECHANICAL, PLUMBING, ELECTRICAL, AND FIRE SUPPRESSION WORK."},{"number":"631106","date":"2016-02-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"TO AMEND PERMIT #554758 TO INCLUDE RAISED IN UNIT # 4 SECOND FLOOR TO MATCH EXISTING FLOOR HEIGHT OF UNIT # 3. CONVERT WOOD STAIRWAYS TO METAL STAIRWAYS."},{"number":"680608","date":"2016-05-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"INSTALLING: NEW WIRING 1ST, 2ND, 3RD, NEW 800 AMP SERVICE, NEW SWITCHES, OUTLETS, GFCI LIGHT FIXTURES PER 2008 (MIXED USE)"},{"number":"689569","date":"2016-06-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-12-13","scope":"NEW FIRE ALARM TO NFPA-72 TO INCLUDE MAIN PANEL, STROBE HORNS, SMOKES, PULL STATIONS AS PER NFPA72 (EAST DISTRICT)"},{"number":"683592","date":"2016-06-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"INTERIOR ALTERATIONS: PLUMBING FOR SIX (6) DWELLING UNITS AND ONE (1) COMMERCIAL SPACE WITH PILOTHOUSE - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"703225","date":"2016-06-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-29","scope":"INSTALLING 5\" CURB TRAP,5\" MAIN DRAIN,4\" FAI AND 1.5 WATER SERVICE PA20161751386 (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":"704228","date":"2016-06-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-09","scope":"INSTALL (6) HVAC SYSTEMS WITH DUCTWORK. (MIXED-USE)"},{"number":"681113","date":"2016-07-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-01-06","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2\") FIRE SERVICE LINE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13 IN THE GROUND FLOOR COMMERCIAL SPACE AND NFPA 13-R IN THE REAR AND UPPER FLOOR RESIDENTIAL AREAS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"697798","date":"2016-07-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"TO AMEND PERMIT #554758 TO CHANGE OF LOCATION OF ROOF HATCH AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Zoning"},{"y":2014,"k":"permit","w":"Zoning"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Administrative"}],"rented":true,"licenses":[{"number":"725935","type":"Rental","status":"Active","businessName":"MICHAEL TONUCI","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2017-01-19","latestIssueDate":"2026-01-13","expirationDate":"2027-01-18","inactiveDate":null}],"units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $869,400 to $1,102,700","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #544709: 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: 502546 (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":"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 (2 BEAVER DRIVE, BARRINGTON NJ, 08007).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1875 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 5, 2008.","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":"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 and appears related-party/family-held.","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 multi-family. 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 1 historical violation across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jan 20, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}