{"asOf":"2026-07-26T19:44:05.437Z","block":"1000-1099 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-s-52nd-st","address":"1028-30 S 52ND ST","parcelNumber":"881428145","source":"https://property.phila.gov/?p=881428145","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"DO 2 WIN RE GROUP LLC","coOwner":null,"marketValue":512900,"landAssessment":102500,"improvementAssessment":410400,"livableArea":4420,"yearBuilt":1925,"lastSale":{"price":90000,"date":"2007-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"626045","date":"2007-05-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"626043","date":"2007-05-24","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"626044","date":"2007-05-24","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-040243","date":"2022-06-07","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-040242","date":"2022-06-07","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-040241","date":"2022-06-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-040244","date":"2022-06-07","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"114621","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-05-29","completedDate":"2009-01-12","violations":[{"number":"626045","date":"2007-05-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"626043","date":"2007-05-24","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"626044","date":"2007-05-24","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-054987","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-08","completedDate":"2022-12-07","violations":[{"number":"VI-2022-040243","date":"2022-06-07","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-040242","date":"2022-06-07","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-040241","date":"2022-06-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-09-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-040244","date":"2022-06-07","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-12-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"70937","date":"2006-07-07","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"72116","date":"2006-07-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"114621","date":"2007-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"114621","date":"2007-07-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"72116","date":"2009-01-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"114621","date":"2009-01-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-054987","date":"2022-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-054987","date":"2022-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-054987","date":"2022-12-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":0},{"y":2009,"fails":0,"passes":2},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94385020288848,"lng":-75.22321514906632,"geom":{"type":"Polygon","coordinates":[[[-75.223043214,39.943885856],[-75.22327754,39.94372186],[-75.223387287,39.943813435],[-75.223153216,39.943978984],[-75.223043214,39.943885856]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-005037","type":"Fire Alarm Certification","inspectionDate":"2022-03-24","result":"Certified","expirationDate":"2023-03-24","buildingId":"1503113"},{"number":"BC-2022-009429","type":"Fire Alarm Certification","inspectionDate":"2022-03-24","result":"Certified","expirationDate":"2023-03-24","buildingId":"1503113"},{"number":"BC-2022-007638","type":"Fire Alarm Certification","inspectionDate":"2022-05-24","result":"Deficient","expirationDate":null,"buildingId":"1503113"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":3872,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3700 HAVERFORD AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":2715.43,"principal":2414.66,"interest":36.22,"penalty":24.15}],"taxNet":2715.43,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":185000,"taxable":150000,"land":17570,"improvement":167430,"taxableLand":17570,"taxableImprovement":132430,"exemptLand":0,"exemptImprovement":35000},{"y":2017,"v":185000,"taxable":150000,"land":17570,"improvement":167430,"taxableLand":17570,"taxableImprovement":132430,"exemptLand":0,"exemptImprovement":35000},{"y":2018,"v":71900,"taxable":61379,"land":21570,"improvement":50330,"taxableLand":21570,"taxableImprovement":39809,"exemptLand":0,"exemptImprovement":10521},{"y":2019,"v":74000,"taxable":63172,"land":22200,"improvement":51800,"taxableLand":22200,"taxableImprovement":40972,"exemptLand":0,"exemptImprovement":10828},{"y":2020,"v":74100,"taxable":74100,"land":22230,"improvement":51870,"taxableLand":22230,"taxableImprovement":51870,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":74100,"taxable":74100,"land":22230,"improvement":51870,"taxableLand":22230,"taxableImprovement":51870,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":74100,"taxable":74100,"land":22230,"improvement":51870,"taxableLand":22230,"taxableImprovement":51870,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":513600,"taxable":513600,"land":154080,"improvement":359520,"taxableLand":154080,"taxableImprovement":359520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":513600,"taxable":513600,"land":154080,"improvement":359520,"taxableLand":154080,"taxableImprovement":359520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":506100,"taxable":506100,"land":151830,"improvement":354270,"taxableLand":151830,"taxableImprovement":354270,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":506100,"taxable":506100,"land":151830,"improvement":354270,"taxableLand":151830,"taxableImprovement":354270,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":512900,"taxable":512900,"land":102500,"improvement":410400,"taxableLand":102500,"taxableImprovement":410400,"exemptLand":0,"exemptImprovement":0}],"taxNow":7084,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"88818","date":"2007-08-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-12-27","scope":"INTERIOR/EXTERIOR REPAIRS, INCLUDE BUT NOT LIMITED TO REPLACING NEW ROOFING, DOORS, WINDOWS, JOISTS AND STRUCTURAL REPAIR, DRYWALL. COMPLY WITH ISSUED VIOLATIONS AND REPAIR STRUCTURAL DEFICIENCIES. WILL REQUIRE FUTURE ZONING USE PERMIT AND C/O."},{"number":"88285","date":"2007-08-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-08-10","scope":"CHANGE TO 5 APTS."},{"number":"123766","date":"2007-12-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-05-21","scope":"INSTALL 5 NEW GIBSON HVAC UNITS WITH RELATED DUCTWORK."},{"number":"124531","date":"2008-01-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-25","scope":"WATER AND DRAINAGE FOR 5 SINKS, WATER AND DRAINAGE FOR 5 BATHS, 3 FIXTURES EACH"},{"number":"123970","date":"2008-01-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-05-21","scope":"FIT OUT, FINISHES, AS PER PLAN TO PRIOR ID PERMIT 88818 FOR EXISTING MULTI FAMILY DWELLING WITH NO CHANGE IN USE, NO CHANGE IN AREA."},{"number":"128068","date":"2008-05-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 350AMP SINGLE PHASE 3 WIRE, ANS WIRE MULTI (5) FAMILY DWELLINGS AS PER 2005 NEC (WEST DISTRICT)"},{"number":"148619","date":"2008-05-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-15","scope":"1 CONTROL PANEL, 1 KEY ANN , SMOKE, PHOTO COMMON AREAS, MANUAL PULL STATION, HORN/STROBES, SOUND HORNS INSIDE APTS. (110 AC SMOKES PART OF ELECT PERMIT ) ( WEST DIST)"},{"number":"531473","date":"2014-04-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-21","scope":"REMOVE AND REINSTALL SMOKED DAMAGED DRYWALL, INSTALL NEW WINDOWS, DOORS, AND FLOOR COVERINGS IN FIRST FLOOR APARTMENT A. LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 OF THE INTERNATIONAL EXISTING BUILDING CODE. TO INCLUDE THE REMOVAL AND REPLACEMENT OR THE COVERING OF EXISTING MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES USING NEW MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES THAT SERVE THE SAME PURPOSE. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. *** THE LISTED GENERAL CONTRACTOR, MANH XUAN DO D&D HOME IMPROVEMT, HAS NO EMPLOYEES AS PER NOTARIZED LETTER. ALL SUB-CONTRACTORS ARE TO BE LICENSED IN THE CITY OF PHILADELPHIA, AND LISTED ON PERMIT. A SUB-CONTRACTORS LIST IS TO BE GIVEN TO THE INSPECTOR BEFORE ANY WORK STARTS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"insp","w":"Inspection failed ×2"},{"y":2007,"k":"permit","w":"Major alteration"},{"y":2007,"k":"permit","w":"Use"},{"y":2007,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Administrative"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2009,"k":"insp","w":"Inspection passed ×2"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"267386","type":"Rental","status":"Inactive","businessName":"JUSTIN DOSSOU","legalName":"JUSTIN DOSSOU","address":"1028-30 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-06-08","latestIssueDate":"2006-10-27","expirationDate":"2007-02-28","inactiveDate":"2009-10-08"},{"number":"390393","type":"Rental","status":"Inactive","businessName":"QUICK TO CLOSE LLC","legalName":"QUICK TO CLOSE LLC","address":"1028-30 S 52ND ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2006-11-15","latestIssueDate":"2006-11-15","expirationDate":"2007-02-28","inactiveDate":"2009-10-08"},{"number":"440478","type":"Rental","status":"Inactive","businessName":"DO 2 WIN RE GROUP","legalName":"DO 2 WIN RE GROUP","address":"1028-30 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2008-04-04","latestIssueDate":"2025-04-20","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"}],"licenseActivity":[{"number":"440478","type":"Rental","businessName":"DO 2 WIN RE GROUP","legalName":"DO 2 WIN RE GROUP","issuedDate":"2008-04-04","latestIssueDate":"2025-04-20","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"390393","type":"Rental","businessName":"QUICK TO CLOSE LLC","legalName":"QUICK TO CLOSE LLC","issuedDate":"2006-11-15","latestIssueDate":"2006-11-15","closureDate":"2009-10-08","expirationDate":"2007-02-28","inactiveDate":"2009-10-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"267386","type":"Rental","businessName":"JUSTIN DOSSOU","legalName":"JUSTIN DOSSOU","issuedDate":"2004-06-08","latestIssueDate":"2006-10-27","closureDate":"2009-10-08","expirationDate":"2007-02-28","inactiveDate":"2009-10-08","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 593% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $74,100 to $513,600","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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #88285: 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 7, 2022.","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 multi-family. 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 7 historical violations across 2 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/"}]}