{"asOf":"2026-07-26T08:41:19.539Z","block":"300-399 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-52nd-st","address":"323 S 52ND ST","parcelNumber":"871581260","source":"https://property.phila.gov/?p=871581260","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"PHAM MICHAEL","coOwner":null,"marketValue":87900,"landAssessment":17500,"improvementAssessment":70400,"livableArea":1086,"yearBuilt":1925,"lastSale":{"price":21000,"date":"2013-04-26T04:00:00Z"},"openViolations":2,"violations":[{"number":"1486386","date":"2009-03-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-098284","date":"2024-12-11","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-05-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-098283","date":"2024-12-11","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-05-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-098282","date":"2024-12-11","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"COMPLIED","resolutionDate":"2025-05-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-047283","date":"2026-06-26","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047284","date":"2026-06-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"195112","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2009-03-30","completedDate":"2012-11-06","violations":[{"number":"1486386","date":"2009-03-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-126869","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-12-12","completedDate":null,"violations":[{"number":"VI-2024-098284","date":"2024-12-11","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-05-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-098283","date":"2024-12-11","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-05-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-098282","date":"2024-12-11","code":"F-1103.7.11","title":"FIRE ALARM REQUIRED MIXED USE\n","status":"COMPLIED","resolutionDate":"2025-05-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-076799","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-26","completedDate":null,"violations":[{"number":"VI-2026-047283","date":"2026-06-26","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047284","date":"2026-06-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"2042","date":"2002-11-03","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"195112","date":"2009-03-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"195112","date":"2009-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"195112","date":"2009-10-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"195112","date":"2012-11-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2024-126869","date":"2024-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126869","date":"2025-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126869","date":"2025-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126869","date":"2025-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126869","date":"2025-05-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-076799","date":"2026-06-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2009,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95381147625593,"lng":-75.22593210124539,"geom":{"type":"Polygon","coordinates":[[[-75.225846653,39.9537837],[-75.226023999,39.953800562],[-75.226015543,39.953842738],[-75.225840042,39.953821838],[-75.225846653,39.9537837]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":775,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"4334 MALTA ST, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":67100,"taxable":67100,"land":3476,"improvement":63624,"taxableLand":3476,"taxableImprovement":63624,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":67100,"taxable":67100,"land":3476,"improvement":63624,"taxableLand":3476,"taxableImprovement":63624,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":51700,"taxable":51700,"land":10340,"improvement":41360,"taxableLand":10340,"taxableImprovement":41360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":53200,"taxable":53200,"land":10290,"improvement":42910,"taxableLand":10290,"taxableImprovement":42910,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":53700,"taxable":53700,"land":10387,"improvement":43313,"taxableLand":10387,"taxableImprovement":43313,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":53700,"taxable":53700,"land":10387,"improvement":43313,"taxableLand":10387,"taxableImprovement":43313,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":53700,"taxable":53700,"land":10387,"improvement":43313,"taxableLand":10387,"taxableImprovement":43313,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":86800,"taxable":86800,"land":17300,"improvement":69500,"taxableLand":17300,"taxableImprovement":69500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":86800,"taxable":86800,"land":17300,"improvement":69500,"taxableLand":17300,"taxableImprovement":69500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":83400,"taxable":83400,"land":16680,"improvement":66720,"taxableLand":16680,"taxableImprovement":66720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":83400,"taxable":83400,"land":16680,"improvement":66720,"taxableLand":16680,"taxableImprovement":66720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":87900,"taxable":87900,"land":17500,"improvement":70400,"taxableLand":17500,"taxableImprovement":70400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1167,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"526618","date":"2014-03-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-07","scope":"REPLACE 3/4\" FULL WATER SERVICE, MAIN TO METER"},{"number":"788473","date":"2017-06-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RUN LINE TO AC UNIT AND INSTALL DISCONNECT FOR AC UNIT PER 2008 NEC (MIXED USE)"},{"number":"788532","date":"2017-06-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-01","scope":"FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR. NO SIGN ON THIS APPLICATION."},{"number":"788488","date":"2017-06-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"EZ EXTERIOR WALL COVERINGS- FOR THE APPLICATION OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"912853","date":"2018-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-01","scope":"REPLACE 5\" CURB TRAP AND 4\" FRESH AIR INLET AND HOUSE DRAIN AS PER PHILADELPHIA 2004 PLUMBING CODE..PA ONE CALL #20182642742"},{"number":"EP-2025-003015","date":"2025-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-30","scope":"Install new fire alarm system in 1/2\" EMT as per plans and 2016 NFPA 72 and 2017 NEC."},{"number":"GM-2026-004393","date":"2026-05-24","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-06-16","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":"GM-2026-005234","date":"2026-06-16","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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."}],"storyTag":"Improved","storyDelta":-0.16,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2026,"k":"permit","w":"Wall Covering Replacement"},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"805135","type":"Rental","status":"Inactive","businessName":"LUU LONG","legalName":"LUU LONG","address":"323 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-03-09","latestIssueDate":"2025-02-05","expirationDate":"2026-03-08","inactiveDate":"2026-05-07"}],"licenseActivity":[{"number":"805135","type":"Rental","businessName":"LUU LONG","legalName":"LUU LONG","issuedDate":"2019-03-09","latestIssueDate":"2025-02-05","closureDate":"2026-05-07","expirationDate":"2026-03-08","inactiveDate":"2026-05-07","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 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #788532: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2026-005234 (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":"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":"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":"8 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 26, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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/"}],"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/"}]}