{"asOf":"2026-07-28T11:55:09.926Z","block":"300-399 N 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-n-52nd-st","address":"317-19 N 52ND ST","parcelNumber":"881143322","source":"https://property.phila.gov/?p=881143322","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"317 N 52ND STREET LLC","coOwner":null,"marketValue":1610300,"landAssessment":161000,"improvementAssessment":1449300,"livableArea":9102,"yearBuilt":1915,"lastSale":{"price":1,"date":"2017-10-24T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"138168","date":"2007-12-10","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1}],"taxOwed":0.03,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":0.03,"principalDue":0.03,"penaltyDue":0,"interestDue":0,"otherChargesDue":0,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":950800,"taxableAssessment":219998,"exemptAbatementAssessment":730802,"homesteadValue":0,"netTaxAfterHomestead":3079.53,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":true,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96590882861509,"lng":-75.22444912288708,"geom":{"type":"Polygon","coordinates":[[[-75.224267121,39.965887922],[-75.224602059,39.965835426],[-75.224621808,39.965938187],[-75.224290141,39.965976488],[-75.224267121,39.965887922]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-015165","type":"Fire Alarm Certification","inspectionDate":"2022-09-29","result":"Certified","expirationDate":"2023-09-29","buildingId":"1369303"},{"number":"BC-2024-008858","type":"Sprinkler Certification","inspectionDate":"2023-05-01","result":"Certified","expirationDate":"2024-05-01","buildingId":"1369303"},{"number":"BC-2023-019667","type":"Fire Alarm Certification","inspectionDate":"2023-09-14","result":"Certified","expirationDate":"2024-09-14","buildingId":"1369303"},{"number":"BC-2024-023411","type":"Fire Alarm Certification","inspectionDate":"2024-04-04","result":"Certified","expirationDate":"2025-04-04","buildingId":"1369303"},{"number":"BC-2024-011532","type":"Fire Alarm Certification","inspectionDate":"2024-04-17","result":"Certified","expirationDate":"2025-04-17","buildingId":"1369303"},{"number":"BC-2024-027048","type":"Sprinkler Certification","inspectionDate":"2024-05-02","result":"Certified","expirationDate":"2025-05-02","buildingId":"1369303"},{"number":"BC-2025-008625","type":"Fire Alarm Certification","inspectionDate":"2025-03-31","result":"Certified","expirationDate":"2026-03-31","buildingId":"1369303"},{"number":"BC-2026-017194","type":"Fire Alarm Certification","inspectionDate":"2026-06-10","result":"Certified","expirationDate":"2027-06-10","buildingId":"1369303"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":3627,"zoning":"RM1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"5020 PENTRIDGE ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE(1)  LOT  PARCEL \"C\" FROM ONE(1) OPA ACCOUNT ( 317-19 N 52ND ST ) AND FROM TWO(2) DEEDED LOTS \"PARCEL\"A\", \"PARCEL \"B\" \nPARCEL# C:  FOR THE ERECTION OF A FORTH FLOOR ADDITION TO PROVIDE ROOF DECK AN","status":"CLOSED","outcome":"Granted with conditions","date":"2017-05-24","number":"30077","relatedPermit":"776211"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":358500,"taxable":0,"land":71700,"improvement":286800,"taxableLand":0,"taxableImprovement":0,"exemptLand":71700,"exemptImprovement":286800},{"y":2017,"v":220000,"taxable":220000,"land":71700,"improvement":148300,"taxableLand":71700,"taxableImprovement":148300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":220000,"taxable":220000,"land":71700,"improvement":148300,"taxableLand":71700,"taxableImprovement":148300,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":950800,"taxable":219998,"land":95080,"improvement":855720,"taxableLand":95080,"taxableImprovement":124918,"exemptLand":0,"exemptImprovement":730802},{"y":2021,"v":950800,"taxable":219998,"land":95080,"improvement":855720,"taxableLand":95080,"taxableImprovement":124918,"exemptLand":0,"exemptImprovement":730802},{"y":2022,"v":950800,"taxable":219998,"land":95080,"improvement":855720,"taxableLand":95080,"taxableImprovement":124918,"exemptLand":0,"exemptImprovement":730802},{"y":2023,"v":1128700,"taxable":261161,"land":112870,"improvement":1015830,"taxableLand":112870,"taxableImprovement":148291,"exemptLand":0,"exemptImprovement":867539},{"y":2024,"v":1128700,"taxable":261161,"land":112870,"improvement":1015830,"taxableLand":112870,"taxableImprovement":148291,"exemptLand":0,"exemptImprovement":867539},{"y":2025,"v":1400000,"taxable":323935,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":183935,"exemptLand":0,"exemptImprovement":1076065},{"y":2026,"v":1400000,"taxable":323935,"land":140000,"improvement":1260000,"taxableLand":140000,"taxableImprovement":183935,"exemptLand":0,"exemptImprovement":1076065},{"y":2027,"v":1610300,"taxable":372569,"land":161000,"improvement":1449300,"taxableLand":161000,"taxableImprovement":211569,"exemptLand":0,"exemptImprovement":1237731}],"taxNow":4534,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"762119","date":"2017-02-24","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-02","scope":"FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"764840","date":"2017-03-07","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-02-06","scope":"INT DEMOLITION"},{"number":"776211","date":"2017-06-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-06-27","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE(1) LOT PARCEL \"C\" FROM ONE(1) OPA ACCOUNT ( 317-19 N 52ND ST ) AND FROM TWO(2) DEEDED LOTS \"PARCEL\"A\", \"PARCEL \"B\". SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"811801","date":"2017-08-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-29","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTUURE FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FOURTEEN(14) DWELLING UNITS) FROM CELLAR THROUGH THIRD FLOORS WITH FIVE(5) BICYCLE SPACES IN AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"824365","date":"2017-11-02","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-11-02","scope":"REVISED OF REAR LOT DIMENSIONS TO MATCH WITH CONSOLIDATES LOT . TO CORRECT THE PERMIT LANGUAGE NEW CONSTRUCTION OF AN ATTACHED STRUCTURE TO A ALTERNATION OF EXISTING STRUCTURE ON THE SAME LOT EXISTING MULTI-FAMILY HOUSEHOLD LIVING ( 14 ) DWELLING UNITS AS PREVIOUSLY APPROVED."},{"number":"813992","date":"2017-12-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-16","scope":"**ASBESTOS ABATEMENT REQ'D** LEVEL III INTERIOR ALTERATIONS FOR A COMPLETE CHANGE OF OCCUPANCY THROUGHOUT TO CREATE A TOTAL OF FOURTEEN (14) DWELLING UNITS INCLUDING FOUR (4) BI-LEVEL UNITS IN THE FIRST FLOOR AND CELLAR WITH THE REMAINING TEN (10) UNITS IN THE UPPER FLOORS. STRUCTURAL WORK INCLUDING NEW STAIR OPENINGS, SLAB REMOVAL FOR SUMP ROOM, FORMER STAIR INFILL, REAR WALL MASONRY INFILL **NO NEW EXT. WALL OPENINGS**; NEW NON-BEARING PARTITIONS AND FINISHES THROUGHOUT, RATED SEPARATION WALLS, EXIT ENCLOSURES AND FIRE DOORS PER PLANS. SEPARATE PERMITS REQUIRED FOR FIRE SUPPRESSION, MECHANICAL, ELECTRICAL AND PLUMBING SYSTEMS."},{"number":"864189","date":"2018-05-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"FOR THE INSTALLATION OF A \"TWO (2) INCH\" FIRE SERVICE LINE WITH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"904692","date":"2018-08-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-06","scope":"CURB TRAP,FAI,RAIN CONDUCTOR AND 2\" WATER DISTRIBUTION PA20182352004(MULTI FAMILY)PA20182352004 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"904816","date":"2018-08-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-12","scope":"INSTALLATION OF (10) THRU THE WALL HOTEL STYLE HEAT PUMPS. INSTALLATION OF (1) OUTDOOR ON GRADE HEAT PUMP IN COMMON AREA. INSTALLATION OF (4) OUTDOOR SPLIT SYSTEM HEAT PUMPS WITH DUCTING. NO EQUIPMENT ON ROOF."},{"number":"904694","date":"2018-10-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-16","scope":"ALTERATIONS: INTERIOR PLUMBING; 3 STORY STRUCTURE; CHANGE OF OCCUPANCY THROUGHOUT TO CREATE A TOTAL OF FOURTEEN (14) DWELLING UNITS- THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"908796","date":"2018-10-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-17","scope":"INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,LIGHTS AND PANEL AS PER NFPA72"},{"number":"906228","date":"2018-10-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-26","scope":"INSTALL 800AMP SERVICE WITH METERS, PANELBOARDS, LIGTHTING, SWITCHES, RECEPTACLES, EMERGENCY LIGHTS, CATV & PHONE AND HARDWIRED SMOKE DETECTOR AS PER NEC 2008 WEST DISTRICT"},{"number":"963476","date":"2019-04-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-18","scope":"ELECTRICAL: INSTALLATION OF A 8.96KW (DC) SOLAR PV SYSTEM CONSISTING OF (28) HANWHA QCELL 320 WATT MODULES, (28) P320 OPTIMIZERS, AND (1) SE6000H SOLAREDGE INVERTER AS PER 2008 NEC."},{"number":"960654","date":"2019-05-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"ELECTRICAL: INSTALLATION OF A 8.96KW(DC) SOLAR PV SYSTEM CONSISTING OF (28) HANWHA Q.CELLS 320 MODULES, (28) P320 OPTIMIZERS, AND (1)SE3000H-US SOLAREDGE INVERTER AS PER 2008 NEC."},{"number":"993280","date":"2019-07-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-07-12","scope":"TCO FOR THE FIRST FLOOR COMMON HALLWAYS, ALL COMMON HALLWAYS, ENTIRE SECOND FLOOR INCLUDING APARTMENTS 5-9 AND THE ENTIRE THIRD FLOOR INCLUDING APARTMENTS 10-14."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Administrative"}],"rented":true,"licenses":[{"number":"818211","type":"Rental","status":"Active","businessName":"317 N. 52nd Street, LLC","legalName":"317 N. 52nd Street, LLC","address":"317-19 N 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":14,"issuedDate":"2019-07-16","latestIssueDate":"2026-06-29","expirationDate":"2027-07-15","inactiveDate":null}],"licenseActivity":[{"number":"818211","type":"Rental","businessName":"317 N. 52nd Street, LLC","legalName":"317 N. 52nd Street, LLC","issuedDate":"2019-07-16","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-07-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":14,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #811801: 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: 960654 (ABANDONED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 10, 2027; Sprinkler Certification: Certified through May 2, 2025","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$0.03 was recorded in the City’s 2022-06 delinquency snapshot for 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record 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 1915 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}