2026 assessment
$265K
OPA value, not a listing price
Mixed-use property report
278 S 52nd St
Research this property with Analyst →2 stories3,280 sqftCMX2built 1925
Property at a glanceApartment building
278 S 52nd Street Partners LLC
2027 published assessment
$295K
Future roll, not the current tax bill
Location
200 block of S 52nd St
ZIP 19139
Neighborhood area
Walnut Hill · Haddington
Approximate · based on ZIP 19139
Assessment and City record timeline
The line tracks this property’s published City assessment. Markers show deeds, permits, inspections, licenses, violations, certifications, and appeals on their recorded dates. Select one to read the filing.
Assessments are tax-roll values, not sale prices or appraisals. OPA has published a 2027 assessment of $295,200. It is not yet the billed-year tax basis.
- OPA assessment · 2016$159K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2017$159K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2018$128K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2019$132K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2020$133K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2021$133K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2022$133K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2023$262K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2024$262K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2025$265K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2026$265K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2027$295K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- Deed / sale · 2020Deed / sale $318KA recorded real-estate document or transfer event. The amount and date can be useful history, but the underlying deed and transfer-tax filing control the parties, consideration, and legal effect.How to read the recorded document ↗
- Permit · 2008-12-16PlumbingThis permit category usually covers water, drainage, fixtures, or other plumbing work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2020-09-21Wall Covering ReplacementThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2020-11-20Change of UseThis permit category usually covers the property’s allowed use, dimensions, occupancy, or site configuration. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- L&I violation · 2022-01-14VACANT STRUCTURE & LANDA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-01-14VACANT PROPERTIESA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-01-14VACANT STRUCTURE LICENSEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2022-01-14L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- L&I violation · 2024-12-23CAL LICENSE OBTAINA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2022-07-05L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2023-07-25L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2024-12-10L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2024-12-24L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2025-02-04L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2025-04-01L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- License · 2026-02-18278 S 52ND STREET PARTNERS LLC (Philly West LLC): Rental landlord or residential registration initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2018-04-30FINEST DELI INC: Food Preparing and Serving (30+ SEATS) business license initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2018-04-30FINEST DELI INC: Food Preparing and Serving business license marked closedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2020-06-29FINEST DELI INC: Food Preparing and Serving (30+ SEATS) business license marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2017-05-25RAINNY CHANG: Rental landlord or residential registration initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2019-07-23RAINNY CHANG: Rental landlord or residential registration marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2012-05-22FINEST DELI INC: Dumpster License - Private Property L&I license filing initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2004-04-09FINEST DELI INC: Food Preparing and Serving business license initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
Property assessmentAssessmentDeed / saleL&I violationPermitInspectionLicense
Scroll horizontally to move through the years. Each icon sits on its recorded date; records without a day are labeled and centered within their year. Select one to explain the filing.
Highlight
Every dated record23 events · exact dates, newest first
- License278 S 52ND STREET PARTNERS LLC (Philly West LLC): Rental landlord or residential registration initially issued
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationCAL LICENSE OBTAIN
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationVACANT STRUCTURE & LAND
- L&I violationVACANT PROPERTIES
- L&I violationVACANT STRUCTURE LICENSE
- InspectionL&I investigation
- PermitChange of Use
- PermitWall Covering Replacement
- LicenseFINEST DELI INC: Food Preparing and Serving (30+ SEATS) business license marked inactive
- Deed / saleDeed / sale $318K
- LicenseRAINNY CHANG: Rental landlord or residential registration marked inactive
- LicenseFINEST DELI INC: Food Preparing and Serving (30+ SEATS) business license initially issued
- LicenseFINEST DELI INC: Food Preparing and Serving business license marked closed
- LicenseRAINNY CHANG: Rental landlord or residential registration initially issued
- LicenseFINEST DELI INC: Dumpster License - Private Property L&I license filing initially issued
- PermitPlumbing
- LicenseFINEST DELI INC: Food Preparing and Serving business license initially issued
Verify the public record
Property tax
$3,707/year estimated property tax
2026 taxable assessment $264,800 × 1.3998%. This is an estimate, not a bill or account balance. The City maintains payments, credits, interest, and the current amount due.
OPA has published a 2027 assessment of $295,200. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8715814602026 taxable assessment equals the full assessed value.
Historical delinquency sources No current conclusion
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Property report
Mixed-use property
Apartment building, recorded in the City's mixed-use category. The public record and owner trail follow.
What it is
Apartment building
Str/Off+Apt 2 Sty Masonry
Owner
278 S 52nd Street Partners LLC
$ / sq ft
$90
assessed value ÷ interior sqft
Corridor
52nd Street
city commercial corridor
Interior area
3,280 sqft
Lot size
1,800 sqft
Stories
2
Built
1925
Zoning
CMX2
Recorded owner
Who's behind it
278 S 52nd Street Partners LLC · corporate / LLC owner
• Tax bills mail to 541 Oriole Lane, Villanova PA, 19085 — outside Philadelphia
• Holds an active rental license for this address
Block context
200 block of S 52nd St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 276 S 52nd St · 280 S 52nd St
L&I license dates · data through Jul 25, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
FINEST DELI INCInactive
Food Preparing and Serving (30+ SEATS) · Initial issue date Apr 30, 2018 · Terminal license date Jun 29, 2020
FINEST DELI INCClosed
Food Preparing and Serving · Initial issue date Apr 9, 2004 · Terminal license date Apr 30, 2018
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
278 S 52ND STREET PARTNERS LLC (Philly West LLC)Active
Rental · Initial issue date Feb 18, 2026 · Filed expiration Feb 17, 2027
RAINNY CHANGInactive
Rental · Initial issue date May 25, 2017 · Terminal license date Jul 23, 2019
A license is an L&I registration, not proof that a business is open, operating today, or located at this storefront. Dates are license dates. Events are deduped by parcel, business identity, and license type, so a renewal is not shown as another opening. Other permit and filing types remain in the full source ledger.
Open every source row 23 dated rows
- License issue event278 S 52ND STREET PARTNERS LLC (Philly West LLC): Rental landlord or residential registration initially issued
License 0999883 · Active
License event. Registration does not prove present operation or storefront occupancy.
- InvestigationL&I investigation
Case CF-2024-126023 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2024-126023 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2024-126023 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationCAL LICENSE OBTAIN
Case CF-2024-126023 · Violation VI-2024-100311 · Code 19-2602(1) · CLOSED
Resolution: CLOSED - STOP PROCESSING City marked the record closed; open the case for the closing reason.
- InvestigationL&I investigation
Case CF-2024-126023 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-003498 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2022-003498 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationVACANT STRUCTURE & LAND
Case CF-2022-003498 · Violation VI-2022-002314 · Code PM15-301 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVACANT PROPERTIES
Case CF-2022-003498 · Violation VI-2022-002315 · Code PM15-901.1 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationVACANT STRUCTURE LICENSE
Case CF-2022-003498 · Violation VI-2022-002313 · Code 9-3905 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2022-003498 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitChange of Use
Permit ZP-2020-007467 · Issued
Office - Business and Professional
- PermitWall Covering Replacement
Permit GM-2020-007716 · Completed
EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans. Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work.
- License terminal eventFINEST DELI INC: Food Preparing and Serving (30+ SEATS) business license marked inactive
License 774762 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$318K transfer
2020
- License terminal eventRAINNY CHANG: Rental landlord or residential registration marked inactive
License 739880 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventFINEST DELI INC: Food Preparing and Serving (30+ SEATS) business license initially issued
License 774762 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventFINEST DELI INC: Food Preparing and Serving business license marked closed
License 203616 · Closed
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventRAINNY CHANG: Rental landlord or residential registration initially issued
License 739880 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventFINEST DELI INC: Dumpster License - Private Property L&I license filing initially issued
License 564977 · Active
License event. Registration does not prove present operation or storefront occupancy.
- PermitPlumbing
Permit 192917 · COMPLETED
REPLACE ONE INCH WATER SERVICE
- License issue eventFINEST DELI INC: Food Preparing and Serving business license initially issued
License 203616 · Closed
License event. Registration does not prove present operation or storefront occupancy.
Where this comes from
- Assessment, spec sheet & owner: OPA Property Assessments, Office of Property Assessment
- Sales & deed history: Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections: L&I Property History · Atlas
- Tax delinquency snapshot · June 2022: Real Estate Tax Delinquencies, Dept. of Revenue
- Historical tax ledger & liens · through 2016: Real Estate Tax Balances, Dept. of Revenue
- Current property-tax balance: Verify with Philadelphia Revenue
- Zoning appeals: L&I & Zoning Board appeals
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 26, 2026, 1:14 PM ET. Available City datasets are queried from OpenDataPhilly (phl.carto.com) and the cited City ArcGIS feeds; record queries paginate rather than silently taking a first page. For this property: Permits: queried · Violations: queried · Investigations: queried · Appeals: queried · Licenses: queried · Building certifications: queried. “Unavailable” means the source query failed or was not supplied, not “no record.” Reports re-pull on view after seven days and on an overnight rolling schedule; citywide benchmarks recompute weekly. Source dates still govern: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. The live balance and date-effective payoff must be verified in Tax Center. AI-written passages are grounded in the assembled record and rejected if they state a number the record does not hold.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)