Philadelphia property report
2500 block of N Water St
A mixed-ownership block: 57% owner-occupied, 24% investor-held, with 2 open code violations and 6 parcels listed in the June 2022 tax-delinquency snapshot ($18,430 recorded then).
The typical home here is up 867% since 2016, now about $142K. Property taxes are climbing about 20% a year though the increases have eased lately.
- Owner-occupied
- Investor / LLC
- Absentee
- Vacant
- Has violations
BlockReport is reading this block's city record right now. Its take lands here in about a minute...
By the Numbers
How fast it's moving
Assessed-value change for the typical home. Philadelphia taxes a flat 1.3998% of value, so the bill moves with it.
The makeup of the block
Every home, plotted by size and assessed value — press play and watch the block reprice from 2016 to 2027. One bubble per house (area = lot size), colored by who owns it; a gold ring marks a material assessment exemption whose legal basis is not established by the roll. Click a bubble for its report.
- Owner-occupied
- Investor / LLC
- Absentee
- Vacant
- Assessment exemption
- Bubble = lot size
- → bigger interior · ↑ higher value
Assessed values from the city's year-by-year assessment record — a proxy for price, lumpy in reassessment years.
How the block compares
The typical home here is $142K — about 0.6× the citywide median home, and below the ZIP 19125 median of $347K. The same block, read against everyone else in the ZIP 19125 and across Philadelphia.
| This block | ZIP 19125 | Philadelphia | |
|---|---|---|---|
| Median home value | $142K | $347K | $230K |
| Owner-occupied | 26% | 37% | 48% |
Safety & quality of life
Within 200 metres of the block over the last 12 months: 220 reported crimes (about 18 a month, 39% of them violent) and 269 resident 311 requests to the city. A busy commercial corridor logs far more than a quiet residential block, so read this against nearby blocks, not the citywide total.
Most reported crimes
Top 311 complaints
Philadelphia Police incident reports and 311 service requests within 200m, trailing 12 months. Reported location, not necessarily where an incident occurred.
Schools
The public schools this block is zoned for — its official School District of Philadelphia catchments.
Catchment assignments from the School District of Philadelphia via City of Philadelphia open data. Confirm with the District before enrollment decisions.
What it's worth, and where taxes are going
- $142K typical home, up +867% since 2016
- Median assessment-based tax estimate $206 to $1,474 a year through 2027, +20%/yr
- 2027 block estimate: — assessed, about $77,853/yr from taxable assessments, or $1,527 per home — not live account balances
Median assessed value · 2016–2027
▲ +867% since 2016
Estimated property tax · per home, per year
▲ +616% since 2016 · ~+20%/yr
Who really pays
Philadelphia's 1.3998% rate applies to the taxable assessment. The OPA roll shows exemptions that can make an estimate lower than the full assessed-value scenario; this chart does not identify their legal basis.
- 2504 N Water Stlower taxable assessment0.00%$0/yr on $93K
- 2507 N Water Stmajor assessment exemption0.00%$0/yr on $98K
- 2541 N Water Stlower taxable assessment0.00%$0/yr on $65K
- 2552 N Water Stmajor assessment exemption0.00%$0/yr on $93K
- 2556 N Water Stmajor assessment exemption0.00%$0/yr on $94K
- …and 16 more with estimates below the full rate — the gold-ringed bubbles in the makeup chart
One large gap: 2560 N Water St has a $1,503/year assessment-based estimate on $537K assessed value — about 20% of the $7,517 full-assessment scenario. Verify the exemption basis and live account before relying on either number.
The block as an asset
Read like a financial asset, this block has beaten the Philadelphia market, compounding +22.9% a year against the city's 6.5%.
Indexed performance · this block vs. the Philadelphia market
Rebased to 100 in 2016, like a stock against its index. $100 in the typical home here would be worth $967 today versus $201 across Philadelphia — this block outpaced the market.
Return is from assessed-value history (a proxy for market price, lumpy in reassessment years); rental yield is estimated from ACS area rents. Informational only, not investment advice.
How often it changes hands
This block has recorded 79 arm's-length sales since 1999. The typical home has sold 1 time in that window, while 14 have not changed hands at all.
Every recorded sale · price & date
Who owns it
Ownership of 57 parcels
- Owner-occupied 29
- Investor / LLC 11
- Absentee individual 11
- Vacant 6
Value distribution today
The block's largest owner, Tcs Anika Homes Acquisitions 4 LLC, carries 1 open violation across 54 properties it owns around the city.
| Owner | On block | Owns citywide | Portfolio value | Tax bills mail to | Source |
|---|---|---|---|---|---|
| Tcs Anika Homes Acquisitions 4 LLC | 3 | 54 | $10M | 107 South 02nd Street 3rd Floor, Philadelphia PA, 19106 | phila.gov ↗ · registry ↗ |
| Philadelphia Lotus LLC | 1 | 43 | $7.8M | 829 N 29th St, Philadelphia PA, 19130 | phila.gov ↗ · registry ↗ |
| Viet Le (individual) | 2 | 6 | $624K | — | phila.gov ↗ |
| Evertrust Capital LLC | 1 | 6 | $925K | 716 Dekalb Pk 388, Blue Bell PA, 19422 | phila.gov ↗ · registry ↗ |
| Deo Gratias LLC | 1 | 4 | $506K | 701 East Cathedral Rd Ste 45-1478, Philadelphia PA, 19128 | phila.gov ↗ · registry ↗ |
| Hien Bui (individual) | 2 | 4 | $720K | — | phila.gov ↗ |
| Royal Brothers Properties | 1 | 3 | $1.1M | 11996 Lockart St, Philadelphia PA, 19116 | phila.gov ↗ · registry ↗ |
| Gabe Bella LLC | 1 | 2 | $209K | 2516 N Water St, Philadelphia PA, 19125 | phila.gov ↗ · registry ↗ |
| Kupa Construction INC | 1 | 1 | $44K | 4252 Frost St, Philadelphia PA, 19136 | phila.gov ↗ · registry ↗ |
| Pilly Bilt LLC | 1 | 1 | $44K | 701 Cathedral Rd Ste #45-1478, Philadelphia PA, 19128 | phila.gov ↗ · registry ↗ |
| Philadelhpia Lotus LLC | 1 | 1 | $210K | 829 N 29th St, Philadelphia PA, 19130 | phila.gov ↗ · registry ↗ |
| Continuous Blessing LLC | 1 | 1 | $158K | 10 W 135th St Apt 7b, New York NY, 10037 | phila.gov ↗ · registry ↗ |
The mailing address is where the assessor sends the tax bill — for an LLC, often the closest public record gets to the person behind it. "Registry" searches the owner's name in state incorporation records (OpenCorporates).
House by house
All 57 homes on the block — value trajectory, ownership, and the paper trail assembled from the fetched public datasets. Sorted up the street; each links to its property report and official sources — or download the roster (CSV).
Every house's assessed value, 2016–2027 — each line is one home
Worth a look
| Address | Ownership | Value & trend | Bd/Ba | Sq ft | Built | Sales | Flags |
|---|---|---|---|---|---|---|---|
| 2502 N WATER ST Vacant lot Historysold $76K (2023); L&I violation (2025); L&I: 1 failed, 1 passed (2025); L&I violation (2026); L&I: 1 failed, 1 passed (2026). | Vacant | $44K | —/— | — | — | 1 | |
| 2504 N WATER ST ImprovedBought for $76K in 2023. Owner pulled a plumbing permit in 2018. | Owner-occupied | $231K | 2/2 | 906 | 1875 | 2 | licensed rental |
| 2505 N WATER ST Vacant lot ImprovedBought for $40K in 2018. Owner pulled a zoning/use permit in 2020. | Vacant | $45K | —/— | — | — | 1 | |
| 2506 N WATER ST | Owner-occupied | $145K | 3/1 | 924 | 1875 | 0 | |
| 2507 N WATER ST | Owner-occupied | $101K | 3/1 | 1,012 | 1875 | 0 | assessment exemption · basis unverified |
| 2508 N WATER ST Frequently tradedTraded 5×: $8K in 2002 → $135K in 2018 (+1693%). | Owner-occupied | $213K | 2/1 | 897 | 1875 | 5 | lien in pre-2017 ledger |
| 2509 N WATER ST TradedTraded 2×: $15K in 2018 → $140K in 2020 (+833%). | Owner-occupied | $151K | 3/1 | 1,012 | 1875 | 2 | |
| 2510 N WATER ST Vacant lot ImprovedBought for $50K in 2025. | Vacant | $44K | —/— | — | — | 1 | lien in pre-2017 ledger |
| 2511 N WATER ST Historysold $8K (2000); 5 L&I violations (2013); Inspection failed ×2 (2013). | Owner-occupied | $101K | 3/1 | 1,012 | 1875 | 1 | |
| 2512 N WATER ST ImprovedBought for $26K in 2008. Owner pulled a electrical permit in 2007. | Owner-occupied | $142K | 3/1 | 933 | 1875 | 3 | $2K tax · Jun ’22lien in pre-2017 ledger |
| 2513 N WATER ST New constructionbuilt new under a 2016 permit (reduced taxable assessment shown). | Investor / LLC | $256K | 3/1 | 1,326 | 1875 | 0 | licensed rentalassessment exemption · basis unverified |
| 2514 N WATER ST Frequently tradedTraded 4×: $500 in 2003 → $32K in 2015 (+6200%). | Absentee individual | $93K | 3/1 | 897 | 1875 | 4 | licensed rental |
| 2515 N WATER ST TradedTraded 2×: $42K in 2005 → $113K in 2018 (+169%). | Absentee individual | $164K | 3/1 | 1,214 | 1875 | 2 | |
| 2516 N WATER ST ImprovedBought for $32K in 2005. Owner pulled a plumbing permit in 2007. | Owner-occupied | $136K | 3/1 | 788 | 1875 | 2 | licensed rental |
| 2517 N WATER ST Vacant lot | Vacant | $44K | —/— | — | — | 0 | |
| 2518 N WATER ST TradedTraded 2×: $20K in 2003 → $65K in 2025 (+225%). | Investor / LLC | $95K | 3/1 | 936 | 1875 | 2 | 2 viol$6K tax · Jun ’22lien in pre-2017 ledger |
| 2519 N WATER ST | Absentee individual | $158K | 3/1 | 1,170 | 1875 | 1 | |
| 2520 N WATER ST | Owner-occupied | $94K | 3/1 | 915 | 1875 | 1 | |
| 2521 N WATER ST TradedTraded 2×: $6K in 2014 → $16K in 2015 (+189%). | Owner-occupied | $158K | 3/1 | 1,170 | 1875 | 2 | |
| 2522 N WATER ST Frequently tradedTraded 4×: $4K in 2008 → $10K in 2012 (+150%). | Absentee individual | $93K | 3/1 | 897 | 1875 | 4 | |
| 2523 N WATER ST | Owner-occupied | $158K | 3/1 | 1,170 | 1875 | 1 | |
| 2524 N WATER ST ImprovedOwner pulled a major alteration permit in 2013. | Owner-occupied | $102K | 3/1 | 1,031 | 1875 | 0 | |
| 2525 N WATER ST History3 L&I violations (2014); L&I: 3 failed, 1 passed (2014); Inspection failed (2015). | Owner-occupied | $105K | 3/1 | 1,170 | 1875 | 0 | |
| 2526 N WATER ST ImprovedBought for $11K in 2005. Owner pulled a alteration permit in 2012. | Owner-occupied | $102K | 3/1 | 1,031 | 1875 | 2 | |
| 2527 N WATER ST ImprovedOwner pulled a addition and/or alteration permit in 2022. | Absentee individual | $158K | 3/1 | 1,170 | 1875 | 0 | licensed rental |
| 2528 N WATER ST New constructionbuilt new under a 2016 permit (reduced taxable assessment shown), sold for $29K in 2007. | Investor / LLC | $210K | 3/1 | 915 | 1875 | 1 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2529 N WATER ST | Absentee individual | $158K | 3/1 | 1,170 | 1875 | 1 | |
| 2530 N WATER ST HistoryL&I violation (2019); L&I: 1 failed, 1 passed (2019); L&I violation (2020); L&I: 1 failed, 1 passed (2020). | Owner-occupied | $140K | 3/1 | 915 | 1875 | 0 | |
| 2531 N WATER ST | Investor / LLC | $158K | 3/1 | 1,170 | 1875 | 1 | |
| 2532 N WATER ST ImprovedOwner pulled a addition and/or alteration permit in 2024. | Owner-occupied | $149K | 3/1 | 1,044 | 1875 | 0 | |
| 2533 N WATER ST ImprovedOwner pulled a alteration permit in 2008. | Absentee individual | $125K | —/— | 1,170 | 1920 | 0 | licensed rental |
| 2534 N WATER ST Renovated & sold onBought for $26K in 2015, plumbing permit in 2018, sold for $118K in 2025 (+352%). | Investor / LLC | $141K | 3/1 | 852 | 1875 | 2 | licensed rental |
| 2535 N WATER ST ImprovedBought for $378K in 2021. Owner pulled a alterations permit in 2022. | Investor / LLC | $158K | 3/1 | 1,170 | 1875 | 1 | licensed rentallien in pre-2017 ledger |
| 2536 N WATER ST Frequently tradedTraded 3×: $5K in 2005 → $6K in 2006 (+20%). | Absentee individual | $94K | 3/1 | 915 | 1875 | 3 | licensed rental |
| 2537 N WATER ST New constructionbuilt new under a 2022 permit (reduced taxable assessment shown), sold for $378K in 2021. | Investor / LLC | $261K | 3/2 | 1,170 | 1875 | 1 | licensed rentalassessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2538 N WATER ST TradedTraded 2×: $3K in 2001 → $4K in 2010 (+17%). | Owner-occupied | $141K | 3/1 | 924 | 1875 | 2 | $3K tax · Jun ’22 |
| 2539 N WATER ST New constructionbuilt new under a 2022 permit (reduced taxable assessment shown), sold for $174K in 2022. | Investor / LLC | $261K | 3/1 | 1,170 | 1875 | 1 | licensed rentalassessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2540 N WATER ST New constructionbuilt new under a 2019 permit, sold for $281K in 2021. | Owner-occupied | $320K | 4/2 | 1,260 | 1875 | 1 | |
| 2541 N WATER ST Torn down & rebuiltdemolished in 2017 and rebuilt (2018), then sold for $340K in 2022. | Owner-occupied | $243K | 2/2 | 1,214 | 2020 | 5 | |
| 2542 N WATER ST Frequently tradedTraded 3×: $37K in 2017 → $95K in 2023 (+157%). | Investor / LLC | $157K | 3/2 | 936 | 1875 | 3 | |
| 2543 N WATER ST ImprovedOwner pulled a alteration permit in 2007. | Absentee individual | $105K | 3/1 | 1,170 | 1875 | 0 | |
| 2544 N WATER ST Frequently tradedTraded 3×: $4K in 2004 → $45K in 2012 (+1025%). | Owner-occupied | $95K | 3/1 | 936 | 1875 | 3 | |
| 2545 N WATER ST New constructionbuilt new under a 2007 permit (reduced taxable assessment shown). | Owner-occupied | $105K | 3/1 | 1,170 | 1925 | 0 | assessment exemption · basis unverified$446 tax · Jun ’22lien in pre-2017 ledger |
| 2546 N WATER ST Vacant lot HistoryL&I violation (2024); L&I: 2 failed, 1 passed (2024); 2 L&I violations (2025); L&I: 4 failed, 2 passed (2025); L&I violation (2026); L&I: 2 failed, 1 passed (2026). | Vacant | $44K | —/— | — | — | 0 | |
| 2547 N WATER ST Frequently tradedTraded 4×: $15K in 2002 → $23K in 2015 (+52%). | Investor / LLC | $158K | 3/1 | 1,170 | 1875 | 4 | licensed rental |
| 2548 N WATER ST New constructionBought for $2K in 2005, built new under a 2014 permit, sold for $2K in 2014. | Investor / LLC | $142K | 3/1 | 942 | 1875 | 2 | |
| 2549 N WATER ST New constructionbuilt new under a 2025 permit (reduced taxable assessment shown), sold for $80K in 2018. | Owner-occupied | $105K | 3/1 | 1,170 | 1875 | 1 | assessment exemption · basis unverified |
| 2550 N WATER ST ImprovedBought for $6K in 2010. Owner pulled a alterations permit in 2024. | Owner-occupied | $110K | —/— | 906 | 1875 | 1 | lien in pre-2017 ledger |
| 2551 N WATER ST HistoryL&I violation (2024); Inspection failed (2024). | Owner-occupied | $95K | 3/1 | 882 | 1875 | 0 | lien in pre-2017 ledger |
| 2552 N WATER ST | Owner-occupied | $93K | 3/1 | 906 | 1875 | 0 | assessment exemption · basis unverified |
| 2553 N WATER ST | Owner-occupied | $147K | 3/1 | 876 | 1875 | 0 | $6K tax · Jun ’22lien in pre-2017 ledger |
| 2554 N WATER ST Historysold $5K (2007); 10 L&I violations (2018); Inspection failed (2018); Inspection failed (2019). | Absentee individual | $93K | 3/1 | 906 | 1875 | 1 | $1K tax · Jun ’22lien in pre-2017 ledger |
| 2555 N WATER ST | Owner-occupied | $229K | 2/2 | 900 | 1875 | 1 | lien in pre-2017 ledger |
| 2556 N WATER ST New constructionbuilt new (reduced taxable assessment shown), sold for $65K in 2008. | Owner-occupied | $94K | 3/1 | 924 | 1875 | 1 | assessment exemption · basis unverified |
| 2558 N WATER ST Vacant lot | Vacant | $44K | —/— | — | — | 1 | |
| 2560 N WATER ST New constructionBought for $1K in 2004, built new under a 2020 permit (reduced taxable assessment shown), sold for $400K in 2022. | Absentee individual | $502K | 3/2 | 1,917 | 2020 | 5 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2562 N WATER ST New constructionBought for $1K in 1999, built new under a 2020 permit (reduced taxable assessment shown), sold for $400K in 2022. | Owner-occupied | $332K | 3/3 | 1,821 | 2022 | 4 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
Neighborhood
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This is the 2500 block of N Water St,
on paper.
57 homes. The deeds, permits, L&I rows, assessments and sales fetched for this report — with links back to official sources.
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On the way down: the map (tap any building, even off this block), the who-really-pays bar, and the house-by-house roster. Every address opens its own report.
Generated 2026-07-10 from public City of Philadelphia records · Download this block's data (CSV)