{"asOf":"2026-07-10T14:21:10.400Z","block":"2300-2399 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2300-2399-frankford-ave","address":"2303 FRANKFORD AVE","parcelNumber":"882038545","source":"https://property.phila.gov/?p=882038545","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF 3 STY MASONRY","useLabel":"Commercial","owner":"2303 FRANKFORD AVENUE LLC","coOwner":null,"marketValue":441800,"livableArea":2592,"yearBuilt":1875,"lastSale":{"price":375000,"date":"2021-05-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"1486387","date":"2009-08-26","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null}],"violationCases":[{"number":"216707","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-07","completedDate":"2010-05-25","violations":[{"number":"1486387","date":"2009-08-26","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null}]}],"violYears":[{"y":2009,"n":1,"worst":null}],"investigations":[{"caseNumber":"216707","date":"2009-08-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"216707","date":"2010-05-20","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980488674876256,"lng":-75.12826533370017,"geom":{"type":"Polygon","coordinates":[[[-75.128146195,39.980447514],[-75.128181714,39.980411638],[-75.128384083,39.98052946],[-75.128348797,39.980565827],[-75.128146195,39.980447514]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1159,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"612 FOXFOLDS RD, BRYN MAWR PA, 19010","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":129900,"taxable":129900},{"y":2017,"v":129900,"taxable":129900},{"y":2019,"v":410000,"taxable":410000},{"y":2020,"v":413000,"taxable":413000},{"y":2021,"v":413000,"taxable":413000},{"y":2022,"v":413000,"taxable":413000},{"y":2023,"v":451300,"taxable":451300},{"y":2024,"v":451300,"taxable":451300},{"y":2025,"v":350000,"taxable":350000},{"y":2026,"v":350000,"taxable":350000},{"y":2027,"v":441800,"taxable":441800}],"taxNow":4899,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"593784","date":"2015-05-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-05-01","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO(2) LOTS ( PARCEL'C' AND PARCEL 'D') FROM ONE(2) OPA ACCOUNTS ( 2302 COLLINS STREET AND 2303 FRANKFORD AVE) SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"618835","date":"2015-06-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-25","scope":"FOR AN EXISTING FINANCIAL INSTITUTE"},{"number":"ZP-2021-010409","date":"2021-09-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Two-Family"},{"number":"CP-2021-004597","date":"2021-11-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-01-27","scope":"FOR LEVEL III ALTERATION WITH PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A VACANT COMMERCIAL USE AS PERMITTED IN THE DISTRICT (USE REGISTRATION AND FITOUT PERMITS REQUIRED PRIOR TO OCCUPANCY) FOR TWO (2) DWELLING UNITS ABOVE IN AN EXISTING STRUCTURE. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. ASBESTOS TO BE REMOVED PRIOR TO START OF WORK."},{"number":"CP-2023-003016","date":"2023-06-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-20","scope":"FOR LEVEL II ALTERATIONS TO CREATE INTERIOR EXIT STAIRWAY, STAIRS, PARTITIONS, FIXTURES, FINSIHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR USE/OCCUPANCY AND ANY ADDITIONAL INTERIOR ALTERATIONS NOT SPECIFIED ON PLANS."},{"number":"ZP-2023-012275","date":"2023-11-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"Inspection failed"},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2015,"k":"permit","w":"Use"},{"y":2021,"k":"sale","p":375000},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":false,"licenses":[{"number":"938105","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Molto Bene Ravioli Co","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2023-11-16","latestIssueDate":"2024-11-20","expirationDate":"2025-11-15","inactiveDate":"2026-01-14"},{"number":"0993986","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Andrew Polhemus (Molto Bene Ravioli Co)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-11-20","latestIssueDate":"2025-11-20","expirationDate":"2026-11-19","inactiveDate":null}],"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $350,000 to $441,800","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 #618835: 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: CP-2021-004597 (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":"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 20, 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":"1 fire/suppression-related permit 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 Establishment, Retail Permanent Location #938105: Inactive since Jan 14, 2026","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 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/"}],"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/"}]}