{"asOf":"2026-07-11T03:45:04.059Z","block":"7000-7099 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/7000-7099-frankford-ave","address":"7024 FRANKFORD AVE","parcelNumber":"882019270","source":"https://property.phila.gov/?p=882019270","ownerType":"absentee","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF 2 STY MASONRY","useLabel":"Commercial","owner":"ZHENG HAI GUANG","coOwner":"HUANG ZI QIN","marketValue":347600,"livableArea":2402,"yearBuilt":1940,"lastSale":{"price":200000,"date":"2017-06-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"996484","date":"2007-08-20","code":"A-501.1/4","title":"PERMP- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1605854","date":"2010-01-04","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"124862","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2007-08-20","completedDate":"2017-06-20","violations":[{"number":"996484","date":"2007-08-20","code":"A-501.1/4","title":"PERMP- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"223856","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-06","completedDate":"2010-08-05","violations":[{"number":"1605854","date":"2010-01-04","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2010,"n":1,"worst":null}],"investigations":[{"caseNumber":"124862","date":"2007-08-20","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"124862","date":"2007-11-05","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"124862","date":"2008-04-08","type":"PP_PLUMB","status":"CLOSED"},{"caseNumber":"124862","date":"2008-06-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"124862","date":"2008-06-26","type":"PRECOURT","status":"PASSED"},{"caseNumber":"223856","date":"2010-01-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"223856","date":"2010-03-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"223856","date":"2010-08-04","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2010,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.034255945083665,"lng":-75.04626232086171,"geom":{"type":"Polygon","coordinates":[[[-75.046335706,40.034376247],[-75.046141967,40.034156366],[-75.046187255,40.034131865],[-75.046383416,40.034358381],[-75.046335706,40.034376247]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":2,"lotArea":1495,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3442 ST VINCENT ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":177600,"taxable":177600},{"y":2017,"v":177600,"taxable":177600},{"y":2018,"v":190200,"taxable":190200},{"y":2019,"v":199800,"taxable":199800},{"y":2020,"v":199800,"taxable":199800},{"y":2021,"v":199800,"taxable":199800},{"y":2022,"v":199800,"taxable":199800},{"y":2023,"v":218300,"taxable":218300},{"y":2024,"v":218300,"taxable":218300},{"y":2025,"v":222700,"taxable":222700},{"y":2026,"v":222700,"taxable":222700},{"y":2027,"v":347600,"taxable":347600}],"taxNow":3117,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"51719","date":"2007-01-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-11-08","scope":"REVISE PLAN: OMIT ELEVATOR"},{"number":"61753","date":"2007-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-08-10","scope":"REPLACE 200AMP SERVICE METER AND PANEL AS PER NEC 2005"},{"number":"62645","date":"2007-03-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-02","scope":"1\" WATER SERVICE, 1ST FLOOR 2 PC BATHROOM, KITCHEN AREA, HAND SINK, 3 BOWL SINK, GREASE TRAP, 2 OTHER FIXTURES, 3 PC BATHROOM ON 2ND FLOOR"},{"number":"96515","date":"2007-09-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2007-09-10","scope":"REVISED PLAN TO DELETE SPRINKLER SYSTEM PER USE PERMIT # 709974 & 2006 IBC. LAWFUL OCCUPANCY SIGN SHALL BE POSTED FOR MAXIMUM FORTY NINE PERSONS IN DINING AREAS ON SECOND AND THIRD FLOORS."},{"number":"117262","date":"2007-11-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-10-08","scope":"3 FXTS FOR 3 PIECE BATH (WC, LAV, TUB) TO OTHER PERMIT. BACKFLOW PREVENTOR FOR 1\" BACKFLOW"},{"number":"98613","date":"2007-11-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2007-12-03","scope":"INSTALL ANSUL R-102 - 4.5 GAL. SYSTEM IN EXISTING KITCHEN."},{"number":"88075","date":"2007-12-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-11-12","scope":"WIRING ACCORDING TO 2005 NEC CODE FIRE ALARM INSTALLATION (EAST DIST)"},{"number":"154960","date":"2008-05-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-11-19","scope":"FXTURE INSTALLATION"},{"number":"536380","date":"2014-05-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-05-30","scope":"CHANGE FROM RESTAURANT TO PERSONAL SERVICE."},{"number":"792425","date":"2017-06-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-16","scope":"FOR VACANT COMMERCIAL SPACE ON THE 1ST FLOOR AND (3) SINGLE FAMILY DWELLINGS IN AN EXISTING TWO STORY BUILDING NO SIGNS ON THIS PERMIT"},{"number":"795324","date":"2017-06-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"INSTALL 380AMP (500KCM COPPER WIRE) SERVICE AND 4 GANG METER SOCKETS; RECONNECT EXISTING FEEDR FOR THE SUB-PANEL IN COMMERCIAL SPACE; INSTALL 100 AMP MAIN DISCONNECT AND 20 SPACE SUB-PANEL FOR 1ST FLOOR AREA APARTMENT; INSTALL 100 AMP 10 SPACE MAIN PANEL AND RECONNECT THE EXISTING FEEDER OR THE SUB-PANEL IN 2ND FLOOR APARTMENT; INSTALL 100 AMP MAIN DISCONNECT AND 20 SPACE SUB-PANEL FOR 2ND FLOOR REAR APARTMENT. ALL LINES TO BE FISHED"},{"number":"893169","date":"2018-07-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-07-12","scope":"FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT ( BUILDINGS MUST CONTAIN A USE OTHER THAN RESIDENTIAL AND OTHER THAN PARKING ALONG 100% OF THE GROUND FLOOR FRONTAGE AND WITHIN THE FIRST 30 FT. OF BUILDING DEPTH MEASURED FROM THE FRONT BUILDING LINE)( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) DWELLING UNITS FROM FIRST FLOOR REAR THROUGH SECOND FLOOR. NO SIGN ON THIS APPLICATION."},{"number":"ZP-2023-001079","date":"2023-01-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Residential - Household Living - Multi-Family"},{"number":"ZP-2023-002464","date":"2023-03-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2023-000579","date":"2023-03-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS AND PARTIAL CHANGE IN OCCUPANCY AT THE FIRST-FLOOR FRONT SPACE. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"EP-2023-003060","date":"2023-05-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install (28) lights, (5) switches, (3) emergency lights, (25) receptacles as per 2017 NEC."},{"number":"PP-2023-004489","date":"2023-05-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"install:(1)water closet(1)lavatory,(1)three comp sin with grease trap,(1)food prepare sink,(2)hand sink,(1)mop sink,(2)floor drain,(2)hub drain"}],"storyTag":"Renovated & sold on","storyDelta":0.9,"timeline":[{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"permit","w":"Use"},{"y":2017,"k":"sale","p":200000},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Use"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"202208","type":"Food Preparing and Serving","status":"Inactive","businessName":"HATZOPOULOS THOMAS &","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2004-04-17","expirationDate":"2005-04-30","inactiveDate":"2011-03-04"},{"number":"432490","type":"Food Preparing and Serving","status":"Inactive","businessName":"2 BROTHERS CORP (LION BAR)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-01-04","latestIssueDate":"2014-05-10","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"526840","type":"Food Preparing and Serving","status":"Inactive","businessName":"BLACK BIRD CAFE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-03-04","latestIssueDate":"2011-03-04","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"577055","type":"Rental","status":"Closed","businessName":"YLLI GJELI","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-11-05","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"932434","type":"Rental","status":"Active","businessName":"HAI GUANG ZHENG","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2023-09-05","latestIssueDate":"2025-09-09","expirationDate":"2026-09-04","inactiveDate":null}],"units":3,"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 56% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $222,700 to $347,600","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 #536380: 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":"3 permits not marked completed: CP-2023-000579 (Issued), EP-2023-003060 (Issued), PP-2023-004489 (Issued).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1940 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":"5 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 4, 2010.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #202208: Inactive since Mar 4, 2011; Food Preparing and Serving #432490: Inactive since Jun 29, 2015; Food Preparing and Serving #526840: Inactive since Dec 22, 2012","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 2 historical violations across 2 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/"}]}