{"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":"452 N 52ND ST","parcelNumber":"442286300","source":"https://property.phila.gov/?p=442286300","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"24","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"CYP 2 LLC","coOwner":null,"marketValue":117900,"landAssessment":23580,"improvementAssessment":94320,"livableArea":2376,"yearBuilt":1915,"lastSale":{"price":80000,"date":"2024-01-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-086757","date":"2023-11-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-086758","date":"2023-11-03","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-086759","date":"2023-11-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2023-115126","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-11-03","completedDate":"2024-04-16","violations":[{"number":"VI-2023-086757","date":"2023-11-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-086758","date":"2023-11-03","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-086759","date":"2023-11-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-04-16","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2023,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2023-115126","date":"2023-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-115126","date":"2024-04-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9678757944964,"lng":-75.22540472666127,"geom":{"type":"Polygon","coordinates":[[[-75.225576254,39.967839],[-75.225582865,39.967879267],[-75.225234459,39.967912851],[-75.225227456,39.967871866],[-75.225576254,39.967839]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":1552,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"512 JORGEN ST, LAWRENCE NY, 11559","mailOut":true,"appeals":[{"type":"BBS Permit Denial","grounds":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE AND A COMPLETE CHANGE OF OCCUPANCY. USE AS A MULTI-FAMILY HOUSHOLD LIVING USE CONTAINING THREE (3) DWELLING UNITS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FU","status":"Completed","outcome":"Approved","date":"2025-11-17","number":"CP-2025-002354","relatedPermit":null}],"taxYears":[{"year":2016,"total":234.36,"principal":131.12,"interest":1.96,"penalty":1.31}],"taxNet":234.36,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":65700,"taxable":65700,"land":6928,"improvement":58772,"taxableLand":6928,"taxableImprovement":58772,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":65700,"taxable":65700,"land":10840,"improvement":54860,"taxableLand":10840,"taxableImprovement":54860,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":65700,"taxable":65700,"land":10840,"improvement":54860,"taxableLand":10840,"taxableImprovement":54860,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46500,"taxable":46500,"land":7672,"improvement":38828,"taxableLand":7672,"taxableImprovement":38828,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":51700,"taxable":51700,"land":7682,"improvement":44018,"taxableLand":7682,"taxableImprovement":44018,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":51700,"taxable":51700,"land":7682,"improvement":44018,"taxableLand":7682,"taxableImprovement":44018,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":51700,"taxable":51700,"land":7682,"improvement":44018,"taxableLand":7682,"taxableImprovement":44018,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":70800,"taxable":0,"land":14160,"improvement":56640,"taxableLand":0,"taxableImprovement":0,"exemptLand":14160,"exemptImprovement":56640},{"y":2024,"v":70800,"taxable":0,"land":14160,"improvement":56640,"taxableLand":0,"taxableImprovement":0,"exemptLand":14160,"exemptImprovement":56640},{"y":2025,"v":102600,"taxable":102600,"land":20520,"improvement":82080,"taxableLand":20520,"taxableImprovement":82080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":102600,"taxable":102600,"land":20520,"improvement":82080,"taxableLand":20520,"taxableImprovement":82080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":117900,"taxable":117900,"land":23580,"improvement":94320,"taxableLand":23580,"taxableImprovement":94320,"exemptLand":0,"exemptImprovement":0}],"taxNow":1436,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2024-003733","date":"2024-04-09","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-04-17","scope":"MAKE SAFE PERMIT - For repair the damaged canopy and column in the front elevations, the damage exterior walls, and the damaged exterior windows as per engineers’ report to resolve case # CF-2023-115126. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case # CF-2023-115126."},{"number":"ZP-2024-004003","date":"2024-04-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2025-009698","date":"2025-12-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-002354","date":"2025-12-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE AND A COMPLETE CHANGE OF OCCUPANCY. USE AS A MULTI-FAMILY HOUSHOLD LIVING USE CONTAINING THREE (3) DWELLING UNITS. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, NEW BASEMENT STAIRS, AND THE INFILL OF THE EXISTING STAIRS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2025-001257","date":"2025-12-16","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" AMES LF2000BM1-FP BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2026-003014","date":"2026-07-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":80000},{"y":2024,"k":"permit","w":"Make Safe Permit For RP"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal approved"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025, 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":"Appeal #CP-2025-002354: Completed · Approved.","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":"3 permits not marked completed: CP-2025-002354 (Issued), FP-2025-001257 (Issued), MP-2026-003014 (Issued).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 Apr 16, 2024.","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/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}