{"asOf":"2026-07-26T08:41:29.832Z","block":"400-499 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-s-52nd-st","address":"448 S 52ND ST","parcelNumber":"871254750","source":"https://property.phila.gov/?p=871254750","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"52ND ST CBA ASSOCIATES LLC","coOwner":null,"marketValue":262200,"landAssessment":52400,"improvementAssessment":209800,"livableArea":3406,"yearBuilt":1925,"lastSale":{"price":850000,"date":"2025-12-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-061848","date":"2025-08-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2025-086870","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-15","completedDate":"2025-11-12","violations":[{"number":"VI-2025-061848","date":"2025-08-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-11-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-086870","date":"2025-08-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-086870","date":"2025-09-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-086870","date":"2025-11-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95215604571308,"lng":-75.22681015360405,"geom":{"type":"Polygon","coordinates":[[[-75.226649493,39.952168326],[-75.226662603,39.952105168],[-75.226971121,39.952144096],[-75.226958345,39.952206698],[-75.226649493,39.952168326]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-026748","type":"Fire Alarm Certification","inspectionDate":"2025-10-06","result":"Certified","expirationDate":"2026-10-06","buildingId":"1516040"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":2033,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1602 FRANKFORD AVE #3757, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":127500,"taxable":127500,"land":30500,"improvement":97000,"taxableLand":30500,"taxableImprovement":97000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":127500,"taxable":127500,"land":30500,"improvement":97000,"taxableLand":30500,"taxableImprovement":97000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":125200,"taxable":125200,"land":25040,"improvement":100160,"taxableLand":25040,"taxableImprovement":100160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":128900,"taxable":128900,"land":25739,"improvement":103161,"taxableLand":25739,"taxableImprovement":103161,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":130100,"taxable":130100,"land":25979,"improvement":104121,"taxableLand":25979,"taxableImprovement":104121,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":130100,"taxable":130100,"land":25979,"improvement":104121,"taxableLand":25979,"taxableImprovement":104121,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":130100,"taxable":130100,"land":25979,"improvement":104121,"taxableLand":25979,"taxableImprovement":104121,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":187300,"taxable":187300,"land":37400,"improvement":149900,"taxableLand":37400,"taxableImprovement":149900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":187300,"taxable":187300,"land":37400,"improvement":149900,"taxableLand":37400,"taxableImprovement":149900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":249000,"taxable":249000,"land":49800,"improvement":199200,"taxableLand":49800,"taxableImprovement":199200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":249000,"taxable":249000,"land":49800,"improvement":199200,"taxableLand":49800,"taxableImprovement":199200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":262200,"taxable":262200,"land":52400,"improvement":209800,"taxableLand":52400,"taxableImprovement":209800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3486,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004002","date":"2020-08-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2020-004787","date":"2020-12-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-17","scope":"FOR INETRIOR LEVEL 3 ALTERTIONS TO AN EXISTING STRUCTURE FOR A NEW COFFE SHOP ON THE GROUND FLOOR AND EXISTING 2 FAMILY DWELLING ABOVE. ALL WORK AS SHOWN ON PLANS. SEPARATE PERMITS ARE REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. AMENDMENT (10/18/2021) TO LEAVE PREVIOUS APPROVED BREACH IN THE FIRE WALL BETWEEN 446 -448 S. 52ND ST. AS PER PLANS."},{"number":"EP-2020-011968","date":"2021-01-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-29","scope":"Install 4 gang service with 500 amp incoming service. Rough wire throughout 2 apartments and commercial space. Install lights, switches, cable, smoke and c/o alarms as per 2017 NEC. Install complete fire alarm system as per 2016 NFPA 72."},{"number":"FP-2021-000559","date":"2021-03-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-16","scope":"FOR INSTALLATION OF A SPRINKLER SYSTEM FOR THE MIX-USED BUILDING PER NFPA 13 AND 13R STANDARD WITH 4\" FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"PP-2021-003986","date":"2021-03-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-16","scope":"2 full baths, 1 powder room, 2 kitchen sink, 2 laundry sinks, 2 hot water heaters, 1 mop sink (no food prep) PPC 2018"},{"number":"MP-2021-002458","date":"2021-05-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. CMX-2 occupancy. Provide and install main trunk line along ceiling on 2nd and 3rd floor. All outlet assemblies branch off main trunk line per apartment independently to ceiling outlet assemblies. Provide and install two (2) ton heat pump system per apartment. First floor commercial space is not included in this permit and requires a separate permit if HVAC is to be installed."},{"number":"ZP-2021-011346","date":"2021-11-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"MP-2022-006270","date":"2023-01-12","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-16","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (For replacement like in kind of existing HVAC units (1- 4ton unit & 1- 5 ton unit) for the commercial vanilla shell space of a existing mixed-use structure. No work to residential units being done on this permit.MP-2021-002458 for the same address is for the residential units only)."}],"storyTag":"New construction","storyDelta":7.5,"timeline":[{"y":2020,"k":"sale","p":390000},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"sale","p":850000}],"rented":true,"licenses":[{"number":"279238","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ALEX'S SUPERMARKET INC","legalName":"ALEX'S SUPERMARKET INC","address":"448 S 52ND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"908296","type":"Rental","status":"Active","businessName":"Saffrock Investments LLC","legalName":"Saffrock Investments LLC","address":"448 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-10-12","latestIssueDate":"2025-09-16","expirationDate":"2026-10-11","inactiveDate":null},{"number":"0997612","type":"Rental","status":"Active","businessName":"52nd St CBA Associates, LLC","legalName":"52nd St CBA Associates, LLC","address":"448 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-01-15","latestIssueDate":"2026-01-15","expirationDate":"2027-01-14","inactiveDate":null}],"licenseActivity":[{"number":"0997612","type":"Rental","businessName":"52nd St CBA Associates, LLC","legalName":"52nd St CBA Associates, LLC","issuedDate":"2026-01-15","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2027-01-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"908296","type":"Rental","businessName":"Saffrock Investments LLC","legalName":"Saffrock Investments LLC","issuedDate":"2022-10-12","latestIssueDate":"2025-09-16","closureDate":null,"expirationDate":"2026-10-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"279238","type":"Dumpster License - Private Property","businessName":"ALEX'S SUPERMARKET INC","legalName":"ALEX'S SUPERMARKET INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $187,300 to $249,000","no permit shown in 2024-2026"],"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":"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":"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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"2 active Rental License records matched.","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/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 12, 2025.","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":"Dumpster License - Private Property #279238: Inactive","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 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 6, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}