{"asOf":"2026-07-09T22:56:02.541Z","block":"2500-2599 FRANKFORD AVE","blockUrl":"https://blockreport.homes/block/2500-2599-frankford-ave","address":"2570 FRANKFORD AVE","parcelNumber":"885372880","source":"https://property.phila.gov/?p=885372880","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND COMMER < ACRE","useLabel":"Vacant lot","owner":"BELI LLC","marketValue":249000,"livableArea":null,"yearBuilt":null,"lastSale":{"price":80000,"date":"2016-02-22T05:00:00Z"},"openViolations":0,"violYears":[{"y":2008,"n":2,"worst":null},{"y":2017,"n":1,"worst":null}],"taxOwed":0,"lat":39.98493967041665,"lng":-75.12457527363982,"geom":{"type":"Polygon","coordinates":[[[-75.124455377,39.984909347],[-75.124489809,39.98486811],[-75.124695105,39.98496964],[-75.124660011,39.985011217],[-75.124455377,39.984909347]]]},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1245,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2502 E CLEARFIELD ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED BY A PILOT HOUSE\n(TO ENCLOSE ACCESS STAIRS ONLY), SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION.\nFOR USE AS VACANT COMMERCIAL SPACE ON FIRST FLOOR (USE REGISTRATIO","status":"CLOSED","outcome":"Granted","date":"2016-08-17","number":"27987"}],"taxYears":[],"taxNet":0,"taxLien":false,"timesSold":1,"abated":false,"valueSeries":[{"y":2016,"v":13000,"taxable":13000},{"y":2017,"v":13000,"taxable":13000},{"y":2018,"v":57700,"taxable":57700},{"y":2019,"v":141000,"taxable":141000},{"y":2020,"v":141000,"taxable":141000},{"y":2021,"v":141000,"taxable":141000},{"y":2022,"v":141000,"taxable":141000},{"y":2023,"v":141600,"taxable":141600},{"y":2024,"v":141600,"taxable":141600},{"y":2025,"v":145100,"taxable":145100},{"y":2026,"v":145100,"taxable":145100},{"y":2027,"v":249000,"taxable":249000}],"taxNow":3486,"familyHeld":true,"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"sale","p":80000},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Zoning admin review"},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"}],"rented":true,"units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $145,100 to $249,000","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":"Appeal #27987: CLOSED · Granted.","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":"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/"}],"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/"}]}