Philadelphia property report
2800 block of N Water St
A mostly owner-occupied block: 68% of homes are lived in by their owners, with 3 open code violations and 15 parcels listed in the June 2022 tax-delinquency snapshot ($18,577 recorded then).
The typical home here is up 46% since 2016, now about $73K. Property taxes are climbing about 4% a year and the increases are speeding up.
- 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 $73K — about 0.3× the citywide median home, and below the ZIP 19134 median of $117K. The same block, read against everyone else in the ZIP 19134 and across Philadelphia.
| This block | ZIP 19134 | Philadelphia | |
|---|---|---|---|
| Median home value | $73K | $117K | $230K |
| Owner-occupied | 39% | 36% | 48% |
Safety & quality of life
Within 200 metres of the block over the last 12 months: 159 reported crimes (about 13 a month, 35% of them violent) and 156 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
- $73K typical home, up +46% since 2016
- Median assessment-based tax estimate $696 to $1,018 a year through 2027, +4%/yr
- 2027 block estimate: — assessed, about $18,893/yr from taxable assessments, or $609 per home — not live account balances
Median assessed value · 2016–2027
▲ +46% since 2016
Estimated property tax · per home, per year
▲ +46% since 2016 · ~+4%/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.
- 2803 N Water Stmajor assessment exemption0.00%$0/yr on $37K
- 2805 N Water Stmajor assessment exemption0.00%$0/yr on $59K
- 2811 N Water Stmajor assessment exemption0.00%$0/yr on $59K
- 2815 N Water Stmajor assessment exemption0.00%$0/yr on $59K
- 2816 N Water Stmajor assessment exemption0.00%$0/yr on $59K
- …and 6 more with estimates below the full rate — the gold-ringed bubbles in the makeup chart
One large gap: 2826 N Water St has a $490/year assessment-based estimate on $135K assessed value — about 26% of the $1,890 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 lagged the Philadelphia market, compounding +3.5% 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 $146 today versus $201 across Philadelphia — this block trailed 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 45 arm's-length sales since 1999. The typical home has sold 1 time in that window, while 11 have not changed hands at all.
Every recorded sale · price & date
Who owns it
Ownership of 65 parcels
- Owner-occupied 21
- Investor / LLC 6
- Absentee individual 4
- Vacant 34
Value distribution today
| Owner | On block | Owns citywide | Portfolio value | Tax bills mail to | Source |
|---|---|---|---|---|---|
| Philadelphia Land Bank (city agency) | 16 | 2498 | $133M | 1234 Market St, Philadelphia PA, 19107 | phila.gov ↗ |
| Carmen Rodriguez (individual) | 2 | 16 | $2.2M | — | phila.gov ↗ |
| Land And Chill LLC | 1 | 15 | $408K | 25 S 19th St, Philadelphia PA, 19103 | phila.gov ↗ · registry ↗ |
| Alotta Lots LLC | 1 | 14 | $186K | 2101 E Ann St, Philadelphia PA, 19134 | phila.gov ↗ · registry ↗ |
| 2lots LLC | 1 | 13 | $228K | 6 Greenbriar Lane, Newtown Square PA, 19073 | phila.gov ↗ · registry ↗ |
| Carlos M Perez (individual) | 3 | 11 | $1.3M | — | phila.gov ↗ |
| Lara Holding LLC | 2 | 8 | $368K | 6 Greenbriar Ln, Newtown Square PA, 19073 | phila.gov ↗ · registry ↗ |
| Spartacus Properties LLC | 1 | 5 | $96K | 6 Greenbriar Ln, Newtown Square PA, 19073 | phila.gov ↗ · registry ↗ |
| Jh Philly Homes LLC | 3 | 5 | $482K | 2765 Harway Ave, Brooklyn NY, 11214 | phila.gov ↗ · registry ↗ |
| Nydia Sanchez (individual) | 2 | 3 | $173K | — | phila.gov ↗ |
| Monserrate Colon (individual) | 3 | 3 | $102K | — | phila.gov ↗ |
| Preemo Property LLC | 3 | 3 | $218K | Po Box 20613, Philadelphia PA, 19138 | 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 65 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 |
|---|---|---|---|---|---|---|---|
| 2800 N WATER ST Vacant lot HistoryL&I violation (2012); Inspection failed (2012); L&I violation (2022); Inspection failed ×2 (2022). | Vacant | $16K | —/— | — | — | 0 | |
| 2801 N WATER ST Vacant lot History2 L&I violations (2008); 2 L&I violations (2013); 2 L&I violations (2016). | Vacant | $16K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2802 N WATER ST Vacant lot HistoryInspection failed (2013); 2 L&I violations (2016); L&I violation (2022); Inspection failed ×2 (2022); 2 L&I violations (2024); L&I: 2 failed, 1 passed (2024); 2 L&I violations (2026); L&I: 1 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2803 N WATER ST New constructionBought for $1K in 2003, built new (reduced taxable assessment shown), sold for $11K in 2017. | Owner-occupied | $49K | 3/1 | 928 | 1935 | 3 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2804 N WATER ST Vacant lot HistoryL&I violation (2022); Inspection failed ×2 (2022); 2 L&I violations (2024); L&I: 2 failed, 1 passed (2024). | Vacant | $15K | —/— | — | — | 0 | |
| 2805 N WATER ST New constructionbuilt new under a 2017 permit (reduced taxable assessment shown). | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | assessment exemption · basis unverified |
| 2806 N WATER ST Vacant lot History2 L&I violations (2013); 2 L&I violations (2014); 2 L&I violations (2015); 2 L&I violations (2016); Appeal complete (2021). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2807 N WATER ST Vacant lot ImprovedBought for $2K in 2015. | Vacant | $15K | —/— | — | — | 1 | |
| 2808 N WATER ST ImprovedBought for $5K in 2011. Owner pulled a alterations permit in 2024. | Absentee individual | $73K | 3/1 | 928 | 1935 | 1 | lien in pre-2017 ledger |
| 2809 N WATER ST | Owner-occupied | $49K | 3/1 | 928 | 1935 | 0 | lien in pre-2017 ledger |
| 2810 N WATER ST ImprovedBought for $20K in 2023. Owner pulled a make safe permit for rp permit in 2026. | Absentee individual | $73K | 3/1 | 928 | 1935 | 1 | 2 viollien in pre-2017 ledger |
| 2811 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2812 N WATER ST Vacant lot HistoryL&I violation (2023); Inspection failed ×2 (2023); L&I violation (2024); L&I: 2 failed, 1 passed (2024); 2 L&I violations (2026); L&I: 2 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2813 N WATER ST Frequently tradedTraded 5×: $3K in 2002 → $3K in 2016 (+20%). | Owner-occupied | $73K | 3/1 | 928 | 1935 | 5 | |
| 2814 N WATER ST Vacant lot HistoryInspection passed (2013); 2 L&I violations (2016); 2 L&I violations (2022); L&I: 2 failed, 1 passed (2022); L&I violation (2023); L&I: 1 failed, 1 passed (2023); L&I violation (2024); Inspection failed ×2 (2024). | Vacant | $15K | —/— | — | — | 0 | |
| 2815 N WATER ST New constructionbuilt new (reduced taxable assessment shown), sold for $1K in 1999. | Owner-occupied | $73K | 3/1 | 928 | 1935 | 1 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2816 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2817 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2818 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | lien in pre-2017 ledger |
| 2819 N WATER ST Vacant lot HistoryL&I violation (2026); L&I: 1 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | |
| 2820 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | lien in pre-2017 ledger |
| 2821 N WATER ST Vacant lot HistoryL&I violation (2023); Inspection failed ×2 (2023); L&I violation (2026). | Vacant | $15K | —/— | — | — | 0 | |
| 2822 N WATER ST New constructionBought for $3K in 2005, built new under a 2023 permit (reduced taxable assessment shown), sold for $10K in 2020. | Owner-occupied | $73K | 3/1 | 928 | 1935 | 3 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2823 N WATER ST Vacant lot HistoryL&I violation (2023); Inspection failed ×2 (2023); L&I violation (2026); L&I: 2 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2824 N WATER ST | Absentee individual | $73K | 3/1 | 928 | 1935 | 0 | lien in pre-2017 ledger |
| 2825 N WATER ST Vacant lot History2 L&I violations (2018); 2 L&I violations (2022); Inspection failed ×2 (2022); L&I violation (2023); Inspection failed ×2 (2023); L&I violation (2026); L&I: 2 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2826 N WATER ST New constructionBought for $10K in 2018, built new (reduced taxable assessment shown), sold for $130K in 2021. | Owner-occupied | $121K | 2/1 | 928 | 1935 | 2 | assessment exemption · basis unverified |
| 2827 N WATER ST | Owner-occupied | $24K | —/— | 644 | 1935 | 1 | lien in pre-2017 ledger |
| 2828 N WATER ST New constructionbuilt new under a 2025 permit (reduced taxable assessment shown). | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2829 N WATER ST New constructionbuilt new (reduced taxable assessment shown), sold for $2K in 2002. | Owner-occupied | $73K | 3/1 | 928 | 1935 | 1 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2830 N WATER ST New constructionbuilt new (reduced taxable assessment shown), sold for $20K in 2021. | Owner-occupied | $73K | 3/1 | 928 | 1935 | 1 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2831 N WATER ST Vacant lot HistoryInspection failed (2006); Inspection passed (2010); 2 L&I violations (2016); L&I violation (2023); Inspection failed ×2 (2023); 2 L&I violations (2024); L&I: 4 failed, 2 passed (2024). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2832 N WATER ST Vacant lot Historysold $8K (2006); 2 L&I violations (2016). | Vacant | $15K | —/— | — | — | 1 | |
| 2833 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 1 | lien in pre-2017 ledger |
| 2834 N WATER ST Vacant lot HistoryL&I violation (2007); 2 L&I violations (2024); L&I: 4 failed, 2 passed (2024). | Vacant | $15K | —/— | — | — | 0 | |
| 2835 N WATER ST HistoryL&I violation (2008); 7 L&I violations (2012); Inspection failed ×2 (2012); sold $100K (2013); L&I violation (2013); Inspection failed ×3 (2013); 3 L&I violations (2014); Inspection failed ×2 (2014); Inspection failed (2015). | Absentee individual | $73K | 3/1 | 928 | 1935 | 1 | lien in pre-2017 ledger |
| 2836 N WATER ST Vacant lot History2 L&I violations (2023); Inspection failed ×2 (2023); 4 L&I violations (2024); L&I: 4 failed, 2 passed (2024); 2 L&I violations (2026); L&I: 2 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | |
| 2837 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2838 N WATER ST Vacant lot History2 L&I violations (2022); Inspection failed ×2 (2022); L&I violation (2023); Inspection failed ×2 (2023); L&I violation (2024); L&I: 2 failed, 1 passed (2024). | Vacant | $15K | —/— | — | — | 0 | |
| 2839 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | |
| 2840 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2841 N WATER ST New constructionBought for $28K in 2007, built new under a 2020 permit (reduced taxable assessment shown), sold for $66K in 2019. | Owner-occupied | $121K | 3/1 | 928 | 1935 | 2 | assessment exemption · basis unverified |
| 2842 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2843 N WATER ST Vacant lot History2 L&I violations (2016); sold $5K (2017); 9 L&I violations (2018); Inspection failed (2018); L&I: 1 failed, 1 passed (2019); Appeal complete (2021). | Vacant | $15K | —/— | — | — | 1 | |
| 2844 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2845 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2846 N WATER ST | Owner-occupied | $73K | 3/1 | 928 | 1935 | 0 | |
| 2847 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2848 N WATER ST Historysold $10K (2007); 2 L&I violations (2013); Inspection failed ×4 (2013). | Owner-occupied | $73K | 3/1 | 928 | 1935 | 1 | |
| 2849 N WATER ST Frequently tradedTraded 7×: $2K in 2000 → $30K in 2016 (+1900%). | Investor / LLC | $73K | 3/1 | 928 | 1935 | 7 | lien in pre-2017 ledger |
| 2850 N WATER ST New constructionBought for $1K in 2007, built new under a 2016 permit (reduced taxable assessment shown), sold for $12K in 2016. | Owner-occupied | $73K | 3/1 | 928 | 1935 | 5 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 2851 N WATER ST Vacant lot History3 L&I violations (2009); 4 L&I violations (2016); L&I violation (2022); Inspection failed ×2 (2022); L&I violation (2023); Inspection failed ×2 (2023). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2852 N WATER ST Vacant lot | Vacant | $15K | —/— | — | — | 0 | |
| 2853 N WATER ST Vacant lot History2 L&I violations (2009); 4 L&I violations (2016); L&I violation (2022); Inspection failed ×2 (2022); L&I violation (2023); Inspection failed ×2 (2023). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2854 N WATER ST Renovated & sold onBought for $2K in 1999, plumbing permit in 2014, sold for $45K in 2023 (+2150%). | Investor / LLC | $73K | 3/1 | 928 | 1935 | 3 | |
| 2855 N WATER ST History2 L&I violations (2017); Inspection failed (2017). | Investor / LLC | $73K | 3/1 | 928 | 1935 | 0 | lien in pre-2017 ledger |
| 2856 N WATER ST Frequently tradedTraded 3×: $2K in 2001 → $45K in 2023 (+2150%). | Investor / LLC | $73K | 3/1 | 928 | 1935 | 3 | |
| 2857 N WATER ST History11 L&I violations (2017); Inspection failed ×2 (2017); Inspection failed (2018); Inspection passed (2021); sold $52K (2024). | Investor / LLC | $73K | 3/1 | 928 | 1935 | 1 | lien in pre-2017 ledger |
| 2858 N WATER ST Vacant lot HistoryL&I violation (2022); Inspection failed ×2 (2022); 2 L&I violations (2024); L&I: 1 failed, 1 passed (2024); 2 L&I violations (2025); Inspection failed ×3 (2025); L&I violation (2026); L&I: 4 failed, 1 passed (2026). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2859 N WATER ST Vacant lot History2 L&I violations (2022); Inspection failed ×2 (2022); L&I violation (2023); Inspection failed ×2 (2023); L&I violation (2024); L&I: 2 failed, 1 passed (2024); L&I violation (2026); L&I: 1 failed, 1 passed (2026). | Vacant | $27K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2860 N WATER ST TradedTraded 2×: $2K in 2001 → $45K in 2023 (+2150%). | Investor / LLC | $73K | 3/1 | 928 | 1935 | 2 | |
| 2862 N WATER ST Vacant lot HistoryInspection passed ×2 (2013); 2 L&I violations (2018); L&I violation (2022); Inspection failed ×2 (2022); L&I violation (2023); Inspection failed ×2 (2023); L&I violation (2024); L&I: 2 failed, 1 passed (2024). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2864 N WATER ST Vacant lot History2 L&I violations (2008); 2 L&I violations (2017). | Vacant | $15K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 2866 N WATER ST Vacant lot History2 L&I violations (2020); Inspection failed ×2 (2020); Inspection passed (2021); Inspection failed ×2 (2022). | Vacant | $15K | —/— | — | — | 0 | 1 viol |
| 2868 N WATER ST Vacant lot | Vacant | $19K | —/— | — | — | 0 |
Neighborhood
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This is the 2800 block of N Water St,
on paper.
65 homes. The deeds, permits, L&I rows, assessments and sales fetched for this report — with links back to official sources.
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Permits, violations, taxes, deeds, ownership, and block context are all here. The public record is free to read; membership is for deeper research.
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What to catch on the way down.
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)