The Block Report

Philadelphia property report

5300 block of Willows Ave

A mostly owner-occupied block: 64% of homes are lived in by their owners, with 5 open code violations and 2 parcels listed in the June 2022 tax-delinquency snapshot ($8,292 recorded then).

The typical home here is up 213% since 2016, now about $166K. Property taxes are climbing about 10% a year and the increases are speeding up.

Every parcel on the block, colored by who owns it. Tap a parcel for the owner and its city record.
The readRecord analysis · from the figures below

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By the Numbers

Median home value
$166K
45 homes of 46 parcels
ZIP median $155K
Price / sq ft
$138
typical home
city median $181
Vs. Philadelphia
0.7×
the city median
city $230K
Recent sale
$220K
3 sold in 2yr
assessed $166K
Tax / yr
$1K
typical · up to $3K
city ≈$3K/yr
Major assessment exemptions
1 of 45
$28K/yr estimated reduction
Owner-occupied
64%
29 of 45
city 48%
Rentals
15%
7 licensed
city 15% of homes
Open violations
5
L&I code
▼ block 4% · city 5%
Tax delinquency · Jun 2022
$8K
2 of 46 listed
▼ block 4% · city 9%

How fast it's moving

1 year
+25%
value · tax +$207
5 years
+146%
value · tax +$671
10 years
+213%
value · tax +$1K

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.

2027
  • 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 $166K — about 0.7× the citywide median home, and above the ZIP 19143 median of $155K. The same block, read against everyone else in the ZIP 19143 and across Philadelphia.

This blockZIP 19143Philadelphia
Median home value$166K$155K$230K
Owner-occupied40%46%48%

Safety & quality of life

Within 200 metres of the block over the last 12 months: 120 reported crimes (about 10 a month, 41% of them violent) and 261 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.

Crimes · 12mo
120
about 10/month · 41% violent
311 requests · 12mo
261
about 22/month · 64 open

Most reported crimes

Other Assaults37
Thefts22
Vandalism/Criminal Mischief15
Motor Vehicle Theft12
All Other Offenses6
Fraud5

Top 311 complaints

Maintenance Complaint80
Rubbish/Recyclable Material Collection49
Illegal Dumping33
License Complaint15
Abandoned Vehicle14
Sanitation Violation11

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.

Elementary & Middle · K-8
Avery Harrington
5300 Baltimore Ave · 259 students
High · 9-12
William Sayre
5800 Walnut St · 439 students

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

Median assessed value · 2016–2027

$0$100K$200K$166K2016: $53K2017: $53K2018: $53K2019: $62K2020: $68K2021: $68K2022: $68K2023: $78K2024: $78K2025: $133K2026: $133K2027: $166K2016202020232027

▲ +213% since 2016

Estimated property tax · per home, per year

$0$1,000$2,000$1,5892016: $5742017: $5742018: $5742019: $8732020: $9462021: $7112022: $9182023: $9812024: $9812025: $1,3822026: $1,3822027: $1,5892016202020232027

▲ +177% since 2016 · ~+10%/yr

1
1 property on this block show a material assessment exemption. At the current rate, the difference between full and taxable assessments reduces the block's annual estimate by about $27,521. OPA's numeric split does not establish whether any row is Homestead, an abatement, another program, or when treatment changes.

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.

25 homes pay the full 1.40%20 pay less
$0pays now $1,858at the full rate

One large gap: 5337 Willows Ave has a $0/year assessment-based estimate on $133K assessed value — about 0% of the $1,858 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 +10.9% a year against the city's 6.5%.

Indexed performance · this block vs. the Philadelphia market

9510050020162019202220252027This block 313 Philadelphia 201

Rebased to 100 in 2016, like a stock against its index. $100 in the typical home here would be worth $313 today versus $201 across Philadelphia — this block outpaced the market.

Annualized return
+10.9%/yr
price, since 2016
Total appreciation
+213%
since 2016
Net rental yield
6.8%
est., after tax carry
Total return
+17.7%/yr
price + net rent
Real return
+14.7%/yr
after ~3% inflation
vs. Philadelphia
+4.4 pts
market 6.5%/yr

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 49 arm's-length sales since 2001. The typical home has sold 1 time in that window, while 21 have not changed hands at all.

Every recorded sale · price & date

$0$250K$500K20052010201520202025
49arm's-length sales since 2001
1times the typical home has sold
5most sales for a single property
21homes never sold in the window

Who owns it

Ownership of 46 parcels

Owner-occupied: 29Investor / LLC: 9Absentee individual: 7Vacant: 1 46parcels
  • Owner-occupied 29
  • Investor / LLC 9
  • Absentee individual 7
  • Vacant 1

Value distribution today

1 parcels0 parcels5 parcels0 parcels13 parcels19 parcels8 parcels
$47K$211K+

The block's largest owner, Cutler Properties LLC, carries 13 open violations across 11 properties it owns around the city.

OwnerOn blockOwns citywidePortfolio valueTax bills mail toSource
Cutler Properties LLC111$1.6M2050 Fairfax Ave Ste C, Cherry Hill NJ, 08003phila.gov ↗ · registry ↗
Ngz Properties LLC17$1.3M166 Regency Cir, Bala Cynwyd PA, 19004phila.gov ↗ · registry ↗
Yagel LLC16$785K4518 Lancaster Ave, Philadelphia PA, 19131phila.gov ↗ · registry ↗
Uzi Properties LLC15$751K1218 Green St, Philadelphia PA, 19123phila.gov ↗ · registry ↗
Goldenknight Properties LLC13$484K1072 Madison Ave E-3, Lakewood NJ, 08701phila.gov ↗ · registry ↗
O And Emm LLC13$400K835 Jackson St, Philadelphia PA, 19148phila.gov ↗ · registry ↗
Kasa Realty LLC12$320K6044 Castor Avenue, Philadelphia PA, 19149phila.gov ↗ · registry ↗
Zap Level LLC11$239K1323 S Mole St, Philadelphia PA, 19146phila.gov ↗ · registry ↗
Easy Casa LLC11$114K2626 S 9th St, Philadelphia PA, 19148phila.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 46 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

$0$250K$500K201620182020202220242026Block median
Each houseNew build / flipBlock median

Worth a look

New construction
5301 Willows Ave
$186K · Bought for $95K in 2019, built new under a 2020 permit, sold for $380K in 2021.
New construction
5337 Willows Ave
$166K · built new under a 2023 permit (reduced taxable assessment shown).
New construction
5328 Willows Ave
$161K · built new under a 2018 permit.
New construction
5314 Willows Ave
$110K · Bought for $42K in 2019, built new under a 2020 permit, sold for $220K in 2026.
Renovated & sold on
5339 Willows Ave
$286K · Bought for $40K in 2018, alteration permit in 2018, sold for $232K in 2021 (+480%).
Renovated & sold on
5318 Willows Ave
$239K · Bought for $5K in 2018, addition and/or alteration permit in 2018, sold for $80K in 2020 (+1500%).
AddressOwnershipValue & trendBd/BaSq ftBuiltSalesFlags
5300 WILLOWS AVE TradedTraded 2×: $33K in 2011 → $80K in 2017 (+143%). Owner-occupied $180K 3/1 1,376 1925 2
5301 WILLOWS AVE New constructionBought for $95K in 2019, built new under a 2020 permit, sold for $380K in 2021. Owner-occupied $186K 3/1 1,280 1925 2
5302 WILLOWS AVE Frequently tradedTraded 3×: $59K in 2013 → $125K in 2021 (+112%). Investor / LLC $161K 3/1 1,200 1925 3 licensed rental
5303 WILLOWS AVE Historysold $14K (2015); 3 L&I violations (2016); 4 L&I violations (2017); L&I: 3 failed, 2 passed (2017); 8 L&I violations (2018); Inspection failed (2018); L&I: 1 failed, 1 passed (2019); 2 L&I violations (2020); L&I: 2 failed, 1 passed (2020). Investor / LLC $166K 3/1 1,200 1925 1 licensed rental
5304 WILLOWS AVE ImprovedBought for $38K in 2008. Owner pulled a plumbing permit in 2015. Owner-occupied $204K 3/1 1,200 1925 2
5305 WILLOWS AVE Owner-occupied $166K 3/1 1,200 1925 0 lien in pre-2017 ledger
5306 WILLOWS AVE Absentee individual $161K 3/1 1,200 1925 0
5307 WILLOWS AVE TradedTraded 2×: $30K in 2006 → $80K in 2006 (+166%). Absentee individual $166K 3/1 1,200 1925 2
5308 WILLOWS AVE ImprovedBought for $38K in 2018. Owner pulled a plumbing permit in 2019. Investor / LLC $161K 3/1 1,200 1925 1 licensed rental
5309 WILLOWS AVE ImprovedBought for $59K in 2006. Owner pulled a plumbing permit in 2016. Owner-occupied $166K 3/1 1,200 1925 2
5310 WILLOWS AVE ImprovedOwner pulled a major alteration permit in 2010. Owner-occupied $161K 3/1 1,200 1925 0 lien in pre-2017 ledger
5311 WILLOWS AVE History6 L&I violations (2011); 2 L&I violations (2014); Inspection failed ×2 (2014); Inspection passed (2015); 3 L&I violations (2016); L&I: 2 failed, 1 passed (2016); L&I violation (2017); L&I: 1 failed, 1 passed (2017). Absentee individual $114K 3/1 1,200 1935 0 licensed rental
5312 WILLOWS AVE History3 L&I violations (2013); 3 L&I violations (2014); L&I violation (2015); L&I: 2 failed, 1 passed (2015); Inspection failed (2016); 4 L&I violations (2025); Inspection failed ×3 (2025); Inspection failed ×2 (2026). Investor / LLC $110K 3/1 1,200 1925 0 4 viol
5313 WILLOWS AVE Frequently tradedTraded 3×: $47K in 2007 → $200K in 2018 (+326%). Investor / LLC $166K 3/1 1,200 1925 3 licensed rental
5314 WILLOWS AVE New constructionBought for $42K in 2019, built new under a 2020 permit, sold for $220K in 2026. Owner-occupied $110K 3/1 1,200 1925 2
5315 WILLOWS AVE ImprovedBought for $55K in 2006. Owner pulled a plumbing permit in 2014. Absentee individual $166K 3/1 1,200 1925 3 $0 tax · Jun ’22lien in pre-2017 ledger
5316 WILLOWS AVE Absentee individual $161K 3/1 1,200 1925 1
5317 WILLOWS AVE TradedTraded 2×: $25K in 2010 → $102K in 2011 (+308%). Owner-occupied $211K 3/1 1,200 1925 2
5318 WILLOWS AVE Renovated & sold onBought for $5K in 2018, addition and/or alteration permit in 2018, sold for $80K in 2020 (+1500%). Investor / LLC $239K 3/1 1,200 1925 2 lien in pre-2017 ledger
5319 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2025. Owner-occupied $166K 3/1 1,200 1925 0
5320 WILLOWS AVE TradedTraded 2×: $13K in 2016 → $80K in 2021 (+540%). Investor / LLC $204K 3/1 1,200 1925 2
5321 WILLOWS AVE Historysold $62K (2005); L&I violation (2007); Inspection failed (2007); Inspection passed (2009); L&I violation (2014); L&I: 1 failed, 1 passed (2014). Owner-occupied $166K 3/1 1,200 1925 1
5322 WILLOWS AVE ImprovedOwner pulled a electrical permit in 2017. Absentee individual $161K 3/1 1,200 1925 0 licensed rental
5323 WILLOWS AVE Owner-occupied $166K 3/1 1,200 1925 0
5324 WILLOWS AVE Vacant lot ImprovedOwner pulled a minor demolition permit in 2021. Vacant $47K —/— — — 0
5325 WILLOWS AVE Owner-occupied $166K 3/1 1,200 1925 0
5326 WILLOWS AVE ImprovedBought for $11K in 2006. Owner pulled a addition and/or alteration permit in 2023. Owner-occupied $161K 3/1 1,200 1925 1
5327 WILLOWS AVE ImprovedOwner pulled a alteration permit in 2018. Owner-occupied $166K 3/1 1,200 1925 0
5328 WILLOWS AVE New constructionbuilt new under a 2018 permit. Owner-occupied $161K 3/1 1,200 1925 0
5329 WILLOWS AVE ImprovedBought for $116K in 2026. Owner pulled a electrical permit in 2011. Absentee individual $166K 3/1 1,200 1925 1
5330 WILLOWS AVE Owner-occupied $161K 3/1 1,200 1925 0
5331 WILLOWS AVE Frequently tradedTraded 5×: $12K in 2001 → $62K in 2018 (+413%). Investor / LLC $114K 3/1 1,200 1925 5
5332 WILLOWS AVE TradedTraded 2×: $28K in 2006 → $85K in 2007 (+201%). Owner-occupied $161K 3/1 1,200 1925 2
5333 WILLOWS AVE TradedTraded 2×: $30K in 2018 → $235K in 2025 (+683%). Owner-occupied $211K 3/1 1,200 1925 2
5334 WILLOWS AVE ImprovedBought for $70K in 2020. Owner pulled a addition and/or alteration permit in 2020. Investor / LLC $110K 3/1 1,200 1925 1
5335 WILLOWS AVE ImprovedOwner pulled a alteration permit in 2014. Owner-occupied $166K 3/1 1,200 1925 0 licensed rental
5336 WILLOWS AVE Owner-occupied $161K 3/1 1,200 1925 0
5337 WILLOWS AVE New constructionbuilt new under a 2023 permit (reduced taxable assessment shown). Owner-occupied $166K 3/1 1,200 1925 0 assessment exemption · basis unverified
5338 WILLOWS AVE ImprovedBought for $17K in 2001. Owner pulled a addition and/or alteration permit in 2024. Owner-occupied $204K 3/1 1,200 1925 3 lien in pre-2017 ledger
5339 WILLOWS AVE Renovated & sold onBought for $40K in 2018, alteration permit in 2018, sold for $232K in 2021 (+480%). Owner-occupied $286K 3/2 1,200 1925 3 1 viol
5340 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2023. Owner-occupied $205K 4/1 2,160 1925 0 $8K tax · Jun ’22lien in pre-2017 ledger
5341 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2008. Owner-occupied $166K 3/1 1,200 1925 0
5342 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2024. Owner-occupied $161K 3/1 1,200 1925 0
5343 WILLOWS AVE Owner-occupied $166K 3/1 1,200 1925 0
5344 WILLOWS AVE Owner-occupied $161K 3/1 1,200 1925 0
5345 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2021. Owner-occupied $166K 3/1 1,200 1925 0

Neighborhood

Median income
$-667M
household
Own vs. rent
40%
owner-occupied
Median age
27.9
residents
Median rent
$1K
gross monthly

Generated 2026-07-10 from public City of Philadelphia records  ·  Download this block's data (CSV)

Where this comes from
Methodology & freshness

This report was assembled Jul 10, 2026, 3:23 AM ET. Available City datasets are queried from OpenDataPhilly (phl.carto.com) and the cited City ArcGIS feeds; record queries paginate rather than silently taking a first page. “Unavailable” means the source query failed or was not supplied, not “no record.” Reports re-pull on view after seven days and on an overnight rolling schedule; citywide benchmarks recompute weekly. Source dates still govern: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. The live balance and date-effective payoff must be verified in Tax Center. AI-written passages are grounded in the assembled record and rejected if they state a number the record does not hold.