{"asOf":"2026-07-26T17:14:49.842Z","block":"200-299 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-52nd-st","address":"213 S 52ND ST","parcelNumber":"871581180","source":"https://property.phila.gov/?p=871581180","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"MAI TRI HUU","coOwner":null,"marketValue":236500,"landAssessment":47300,"improvementAssessment":189200,"livableArea":2628,"yearBuilt":1925,"lastSale":{"price":415000,"date":"2017-01-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"3193353","date":"2014-05-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3193354","date":"2014-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3193355","date":"2014-05-17","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3318493","date":"2014-07-30","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-101042","date":"2024-12-24","code":"F-1010.1.9","title":"DOOR OPERATIONS\n","status":"COMPLIED","resolutionDate":"2025-02-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-101039","date":"2024-12-24","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-101033","date":"2024-12-24","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-02-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-101029","date":"2024-12-24","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-02-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"687455","date":"2007-09-28","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"433509","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-27","completedDate":"2014-07-31","violations":[{"number":"3193353","date":"2014-05-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3193354","date":"2014-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3193355","date":"2014-05-17","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"445697","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-31","completedDate":"2014-10-06","violations":[{"number":"3318493","date":"2014-07-30","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-128386","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-19","completedDate":"2025-04-15","violations":[{"number":"VI-2024-101042","date":"2024-12-24","code":"F-1010.1.9","title":"DOOR OPERATIONS\n","status":"COMPLIED","resolutionDate":"2025-02-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-101039","date":"2024-12-24","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-101033","date":"2024-12-24","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-02-07","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-101029","date":"2024-12-24","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-02-07","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"80542","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"687455","date":"2007-09-28","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2014,"n":4,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"433509","date":"2014-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"433509","date":"2014-07-30","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"445697","date":"2014-07-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445697","date":"2014-09-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"445697","date":"2014-10-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-128386","date":"2024-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128386","date":"2024-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128386","date":"2025-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128386","date":"2025-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-128386","date":"2025-04-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":3,"passes":1},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.956530559835464,"lng":-75.22533077444884,"geom":{"type":"Polygon","coordinates":[[[-75.225203564,39.956535626],[-75.225212172,39.956495066],[-75.225457976,39.956525493],[-75.225449389,39.956566054],[-75.225203564,39.956535626]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-007929","type":"Fire Alarm Certification","inspectionDate":"2025-03-14","result":"Certified","expirationDate":"2026-03-14","buildingId":"1496013"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":1062,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"162 LANDING DR, DEPTFORD NJ, 08096","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":140000,"taxable":140000,"land":15900,"improvement":124100,"taxableLand":15900,"taxableImprovement":124100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":140000,"taxable":140000,"land":15900,"improvement":124100,"taxableLand":15900,"taxableImprovement":124100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":84600,"taxable":84600,"land":16920,"improvement":67680,"taxableLand":16920,"taxableImprovement":67680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":87100,"taxable":87100,"land":17502,"improvement":69598,"taxableLand":17502,"taxableImprovement":69598,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":87900,"taxable":87900,"land":17663,"improvement":70237,"taxableLand":17663,"taxableImprovement":70237,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":87900,"taxable":87900,"land":17663,"improvement":70237,"taxableLand":17663,"taxableImprovement":70237,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":87900,"taxable":87900,"land":17663,"improvement":70237,"taxableLand":17663,"taxableImprovement":70237,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":210200,"taxable":210200,"land":42000,"improvement":168200,"taxableLand":42000,"taxableImprovement":168200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":210200,"taxable":210200,"land":42000,"improvement":168200,"taxableLand":42000,"taxableImprovement":168200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":222700,"taxable":222700,"land":44540,"improvement":178160,"taxableLand":44540,"taxableImprovement":178160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":222700,"taxable":222700,"land":44540,"improvement":178160,"taxableLand":44540,"taxableImprovement":178160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":236500,"taxable":236500,"land":47300,"improvement":189200,"taxableLand":47300,"taxableImprovement":189200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3117,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"80540","date":"2007-06-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-06-13","scope":"USE FOR 213-15 S. 52ND ST-BEAUTY SALON"},{"number":"89217","date":"2007-07-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-07-13","scope":"1 WALL SIGN ACC TO AN EXISTING NAIL SALON."},{"number":"90216","date":"2007-08-02","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2007-12-05","scope":"INSTALL 1 SINGLE FACED FLAT WALL CHANNEL LETTER SIGN AS PER PLANS"},{"number":"80542","date":"2007-08-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-02","scope":"FOR INTERIOR ALTERATIONS TO CREATE A NAIL SALON ON THE FIRST FLOOR OF AN EXISTING TWO STORY MIXED OCCUPANCY BUILDING AS SHOWN ON THE APPROVED PLANS."},{"number":"108408","date":"2007-10-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-31","scope":"INSTALL SHAMPOO SINKS, TOILET, VANITY"},{"number":"108623","date":"2007-10-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-12-05","scope":"INSTALLATION 8 FOOT TUBS & 2 HAND SINK, 2 PC BATHROOM"},{"number":"119727","date":"2007-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-12-05","scope":"BACK FLOW PREVENTOR"}],"storyTag":"Improved","storyDelta":-0.48,"timeline":[{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"Sign"},{"y":2007,"k":"permit","w":"Major alteration"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2017,"k":"sale","p":415000},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 139% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $87,900 to $210,200","no permit shown in 2022-2024"],"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":"Use permit #80540: COMPLETED.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 14, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 15, 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":"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 9 historical violations across 4 cases.","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/"}]}