{"asOf":"2026-07-09T21:08:09.360Z","block":"4200-4299 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/4200-4299-frankford-ave","address":"4209 FRANKFORD AVE","parcelNumber":"884344830","source":"https://property.phila.gov/?p=884344830","ownerType":"investor","kind":"industrial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"IND WAREHOUSE MASONRY","useLabel":"Industrial building","owner":"BLACK SEA GROUP LLC","coOwner":null,"marketValue":85700,"livableArea":2766,"yearBuilt":1930,"lastSale":{"price":27400,"date":"2011-11-27T05:00:00Z"},"openViolations":8,"violYears":[{"y":2014,"n":1,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2025,"n":2,"worst":"INTERIOR UNSAFE GENERAL"},{"y":2026,"n":6,"worst":null}],"inspYears":[{"y":2014,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":2},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":4,"passes":0}],"taxOwed":0,"lat":40.0088378572004,"lng":-75.089519765285,"geom":{"type":"Polygon","coordinates":[[[-75.089218729,40.008695585],[-75.089853569,40.008933665],[-75.089823635,40.008980851],[-75.089188338,40.008744141],[-75.089218729,40.008695585]]]},"zip":"19124","beds":null,"baths":null,"stories":2,"lotArea":3861,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"PO BOX 447, HATBORO PA, 19040","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":1,"abated":false,"valueSeries":[{"y":2016,"v":49800,"taxable":49800},{"y":2017,"v":49800,"taxable":49800},{"y":2018,"v":51200,"taxable":51200},{"y":2019,"v":69200,"taxable":69200},{"y":2020,"v":69600,"taxable":69600},{"y":2021,"v":69600,"taxable":69600},{"y":2022,"v":69600,"taxable":69600},{"y":2023,"v":83000,"taxable":83000},{"y":2024,"v":83000,"taxable":83000},{"y":2025,"v":85700,"taxable":85700},{"y":2026,"v":85700,"taxable":85700},{"y":2027,"v":85700,"taxable":85700}],"taxNow":1200,"familyHeld":false,"lastTransferNominal":false,"storyTag":"History","storyDelta":null,"timeline":[{"y":2011,"k":"sale","p":27400},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"viol","w":"2 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":true,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["8 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"attention","title":"8 open L&I violations","finding":"8 violation rows 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/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"The parcel summary indicates an active Rental License; a detailed license row is not present in this payload.","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 (PO BOX 447, HATBORO PA, 19040).","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 1930 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/"}],"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/"}]}