{"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":"437 N 52ND ST","parcelNumber":"871207450","source":"https://property.phila.gov/?p=871207450","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"817","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"DET MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"POLLARD MAEVA","coOwner":"CANNADY NORRIS","marketValue":92200,"landAssessment":18400,"improvementAssessment":73800,"livableArea":1590,"yearBuilt":1915,"lastSale":{"price":159000,"date":"2024-02-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"793809","date":"2007-12-06","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"141420","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-08","completedDate":"2008-01-08","violations":[{"number":"793809","date":"2007-12-06","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null}],"investigations":[{"caseNumber":"141420","date":"2007-12-06","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1}],"taxOwed":1641.14,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1641.14,"principalDue":1294.26,"penaltyDue":77.66,"interestDue":67.95,"otherChargesDue":201.27,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-01-31","assessmentYear":2022,"totalAssessment":80400,"taxableAssessment":80400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1125.44,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96780980012628,"lng":-75.22479520070833,"geom":{"type":"Polygon","coordinates":[[[-75.224640094,39.967796784],[-75.22494028,39.967765848],[-75.224950269,39.967822873],[-75.224649961,39.967853709],[-75.224640094,39.967796784]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1735,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"5639 GAINOR RD, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed uses, Child Care Center on the first floor and Single-Family Household Living on the second floor, in an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2025-06-27","number":"ZP-2024-005581","relatedPermit":"ZP-2024-005581"}],"taxYears":[{"year":2015,"total":1312.6,"principal":980.08,"interest":102.91,"penalty":68.61},{"year":2016,"total":1204.28,"principal":1023.81,"interest":15.36,"penalty":10.24}],"taxNet":2516.88,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":63600,"taxable":63600,"land":26000,"improvement":37600,"taxableLand":26000,"taxableImprovement":37600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":63600,"taxable":63600,"land":26000,"improvement":37600,"taxableLand":26000,"taxableImprovement":37600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":77400,"taxable":77400,"land":15480,"improvement":61920,"taxableLand":15480,"taxableImprovement":61920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":79700,"taxable":79700,"land":15446,"improvement":64254,"taxableLand":15446,"taxableImprovement":64254,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":80400,"taxable":80400,"land":15582,"improvement":64818,"taxableLand":15582,"taxableImprovement":64818,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":80400,"taxable":80400,"land":15582,"improvement":64818,"taxableLand":15582,"taxableImprovement":64818,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":80400,"taxable":80400,"land":15582,"improvement":64818,"taxableLand":15582,"taxableImprovement":64818,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":87400,"taxable":87400,"land":17400,"improvement":70000,"taxableLand":17400,"taxableImprovement":70000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":87400,"taxable":87400,"land":17400,"improvement":70000,"taxableLand":17400,"taxableImprovement":70000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":79200,"taxable":79200,"land":15840,"improvement":63360,"taxableLand":15840,"taxableImprovement":63360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":79200,"taxable":79200,"land":15840,"improvement":63360,"taxableLand":15840,"taxableImprovement":63360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":92200,"taxable":92200,"land":18400,"improvement":73800,"taxableLand":18400,"taxableImprovement":73800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1109,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2020-003741","date":"2020-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-06-22","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia 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."},{"number":"PP-2024-006886","date":"2024-05-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-10-06","scope":"REPAIR/REPLACE CT, FAI, MD & 3/4\" WDP."},{"number":"CP-2024-002466","date":"2024-07-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-07-10","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, EQUIPMENT, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"EP-2024-008712","date":"2024-10-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-07-10","scope":"Install 400-amp service with 3 gang meter socket and panels as per submitted drawings. Total Rewiring of the existing 1st first floor commercial space and basement as storage for the commercial space. Total wiring of the second floor 3 bedroom apartment. Install 125A breaker in meter-bank and 100MCB panel for 2nd fl res.tenant. Install a total building fire alarm system as per engineer’s drawings. All wiring will be done as per approved drawings. **Check recall sheet for SYSTEM SENSOR model low frequency sounder **"},{"number":"MP-2024-003947","date":"2024-11-22","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-07-10","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2024-002466 FOR ASSOCIATED BUILDING PERMIT."},{"number":"ZP-2024-005581","date":"2025-06-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center; Residential - Household Living - Single-Family"},{"number":"CP-2025-004384","date":"2025-12-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO AN EXISTING STRUCTURE. FOR A DAY DAYCARE CENTER AT THE GROUND FLOOR AND BASEMENT AND A SFD AT THE 2ND FLOOR. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING TO BE FULLY SPRINKLEREDPER NFPA 13. ** ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":159000},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"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":["$1,641 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"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"],"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 #ZP-2024-005581: Completed · Granted with conditions; related permit ZP-2024-005581.","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":"5 permits not marked completed: PP-2024-006886 (Expired), CP-2024-002466 (Expired), EP-2024-008712 (Expired), MP-2024-003947 (Expired), CP-2025-004384 (Issued). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,641.14 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}