{"asOf":"2026-07-26T12:58:00.335Z","block":"400-499 N 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-n-52nd-st","address":"445 N 52ND ST","parcelNumber":"442000005","source":"https://property.phila.gov/?p=442000005","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"22","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"BATAMOS REALTY LLC","coOwner":null,"marketValue":147400,"landAssessment":29480,"improvementAssessment":117920,"livableArea":2424,"yearBuilt":1915,"lastSale":{"price":130000,"date":"2022-04-15T04:00:00Z"},"openViolations":2,"violations":[{"number":"211981065","date":"2019-12-10","code":"PM15-304.5","title":"EXTERIOR STRUCTURE FOUNDATIONS","status":"COMPLIED","resolutionDate":"2021-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211981066","date":"2019-12-10","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2021-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-035203","date":"2022-05-20","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-035204","date":"2022-05-20","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-010830","date":"2026-02-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-010831","date":"2026-02-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"719343","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-12-18","completedDate":"2021-05-13","violations":[{"number":"211981065","date":"2019-12-10","code":"PM15-304.5","title":"EXTERIOR STRUCTURE FOUNDATIONS","status":"COMPLIED","resolutionDate":"2021-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211981066","date":"2019-12-10","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2021-05-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-046964","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2022-05-20","completedDate":null,"violations":[{"number":"VI-2022-035203","date":"2022-05-20","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-035204","date":"2022-05-20","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-016975","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-26","completedDate":"2026-06-15","violations":[{"number":"VI-2026-010830","date":"2026-02-26","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-010831","date":"2026-02-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-06-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2019,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"719343","date":"2021-05-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-046964","date":"2022-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-046964","date":"2022-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-046964","date":"2022-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-016975","date":"2026-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-016975","date":"2026-06-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":0,"passes":1},{"y":2022,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968035352326254,"lng":-75.22483425338936,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":2,"lotArea":1735,"zoning":"RSA5","grade":null,"basement":null,"heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1929 WYNNEWOOD RD, PHILADELPHIA PA, 19157","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":147400,"taxable":147400,"land":29480,"improvement":117920,"taxableLand":29480,"taxableImprovement":117920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":147400,"taxable":147400,"land":29480,"improvement":117920,"taxableLand":29480,"taxableImprovement":117920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":147400,"taxable":147400,"land":29480,"improvement":117920,"taxableLand":29480,"taxableImprovement":117920,"exemptLand":0,"exemptImprovement":0}],"taxNow":2063,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2021-007895","date":"2021-12-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-06-24","scope":"INTERIOR FIT-OUT WITHIN AN EXISTING TWO (2) STORY ATTACHED STRUCTURE TO INCLUDE FRAMING, FIXTURES, FINISHES, FURNISHINGS, AND INSTALLATION OF APPLIANCES FOR A VACANT COMMERCIAL SPACE (USE AND CO PERMIT REQUIRED PRIOR TO OCCUPANCY) AND THREE (3) DWELLING UNITS AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2026-002169","date":"2026-03-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-22","scope":"AMEND 04/02/2026 Replace 4 outlets and 1 switch on 1st floor --fishing Repair wiring on disconnect switch, loose wiring basement area only--fishing"}],"storyTag":"Renovated & sold on","storyDelta":0.63,"timeline":[{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"sale","p":80000},{"y":2021,"k":"sale","p":110000},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":130000},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"650032","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"CITIZENS FOR SOCIAL CHANGE AND REHABILITATION INC","legalName":"CITIZENS FOR SOCIAL CHANGE AND REHABILITATION INC","address":"445 N 52ND ST","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2014-12-19","latestIssueDate":"2015-11-01","expirationDate":"2016-10-31","inactiveDate":"2016-12-30"},{"number":"821513","type":"Rental","status":"Closed","businessName":"JAMES GIBSON","legalName":"JAMES GIBSON","address":"445 N 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2019-08-20","latestIssueDate":"2019-08-20","expirationDate":"2020-08-19","inactiveDate":"2020-10-18"},{"number":"879751","type":"Rental","status":"Inactive","businessName":"BE FREE REALTY LLC","legalName":"BE FREE REALTY LLC","address":"445 N 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2021-10-18","latestIssueDate":"2021-10-18","expirationDate":"2022-10-17","inactiveDate":"2022-12-16"}],"licenseActivity":[{"number":"879751","type":"Rental","businessName":"BE FREE REALTY LLC","legalName":"BE FREE REALTY LLC","issuedDate":"2021-10-18","latestIssueDate":"2021-10-18","closureDate":"2022-12-16","expirationDate":"2022-10-17","inactiveDate":"2022-12-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"821513","type":"Rental","businessName":"JAMES GIBSON","legalName":"JAMES GIBSON","issuedDate":"2019-08-20","latestIssueDate":"2019-08-20","closureDate":"2020-10-18","expirationDate":"2020-08-19","inactiveDate":"2020-10-18","status":"Closed","statusLabel":"Inactive","active":false},{"number":"650032","type":"Annual Small Games Of Chance","businessName":"CITIZENS FOR SOCIAL CHANGE AND REHABILITATION INC","legalName":"CITIZENS FOR SOCIAL CHANGE AND REHABILITATION INC","issuedDate":"2014-12-19","latestIssueDate":"2015-11-01","closureDate":"2016-12-30","expirationDate":"2016-10-31","inactiveDate":"2016-12-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["2 open L&I violations","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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-2021-007895 (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":"violations","level":"attention","title":"2 open L&I violations","finding":"6 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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 15, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Annual Small Games Of Chance #650032: Inactive since Dec 30, 2016","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 multi-family. 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/"}],"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/"}]}