The Block Report

Philadelphia property report

5400 block of Willows Ave

A mostly owner-occupied block: 83% of homes are lived in by their owners, with 1 open code violation and 8 parcels listed in the June 2022 tax-delinquency snapshot ($95,711 recorded then).

The typical home here is up 130% since 2016, now about $125K. Property taxes are climbing about 7% 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

BlockReport is reading this block's city record right now. Its take lands here in about a minute...

By the Numbers

Median home value
$148K
58 homes of 60 parcels
ZIP median $155K
Price / sq ft
$113
typical home
city median $181
Vs. Philadelphia
0.6×
the city median
city $230K
Tax / yr
$893
typical · up to $3K
city ≈$3K/yr
Median built
1925
year built
city 1925
Owner-occupied
83%
48 of 58
city 48%
Rentals
12%
7 licensed
city 15% of homes
Open violations
1
L&I code
▼ block 2% · city 5%
Tax delinquency · Jun 2022
$96K
8 of 60 listed
▲ block 13% · city 9%
Zoning appeals
1
1 home · ZBA & boards
block 2% · city 5%

How fast it's moving

1 year
+0%
value · tax +$402
5 years
+94%
value · tax +$507
10 years
+130%
value · tax +$382

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 2026. 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.

2026
  • 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 $148K — about 0.6× the citywide median home, and below 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$148K$155K$230K
Owner-occupied55%46%48%

Safety & quality of life

Within 200 metres of the block over the last 12 months: 92 reported crimes (about 8 a month, 47% of them violent) and 342 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
92
about 8/month · 47% violent
311 requests · 12mo
342
about 29/month · 83 open

Most reported crimes

Other Assaults29
Vandalism/Criminal Mischief13
Thefts10
Motor Vehicle Theft8
All Other Offenses7
Aggravated Assault No Firearm6

Top 311 complaints

Maintenance Complaint116
Rubbish/Recyclable Material Collection62
Abandoned Vehicle25
Sanitation Violation18
Illegal Dumping16
Dangerous Sidewalk12

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 · 2016–2026

$0$100K$200K$125K2016: $54K2017: $54K2018: $54K2019: $59K2020: $64K2021: $64K2022: $64K2023: $78K2024: $78K2025: $125K2026: $125K2016201920232026

▲ +130% since 2016

Estimated property tax · per home, per year

$0$500$1,000$7872016: $4052017: $4052018: $4052019: $2802020: $2802021: $2802022: $2802025: $3852026: $7872016201920232026

▲ +94% since 2016 · ~+7%/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.

28 homes pay the full 1.40%32 pay less

The block as an asset

Read like a financial asset, this block has beaten the Philadelphia market, compounding +8.7% a year against the city's 6.5%.

Indexed performance · this block vs. the Philadelphia market

9510050020162019202220252027This block 274 Philadelphia 201

Rebased to 100 in 2016, like a stock against its index. $100 in the typical home here would be worth $274 today versus $201 across Philadelphia — this block outpaced the market.

Annualized return
+8.7%/yr
price, since 2016
Total appreciation
+130%
since 2016
Net rental yield
13.4%
est., after tax carry
Total return
+22.1%/yr
price + net rent
Real return
+19.1%/yr
after ~3% inflation
vs. Philadelphia
+2.2 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 45 arm's-length sales since 2000. The typical home has sold 0 times in that window, while 31 have not changed hands at all.

Every recorded sale · price & date

$0$250K$500K200020052010201520202025
45arm's-length sales since 2000
0times the typical home has sold
4most sales for a single property
31homes never sold in the window

Who owns it

Ownership of 60 parcels

Owner-occupied: 49Investor / LLC: 5Absentee individual: 6 60parcels
  • Owner-occupied 49
  • Investor / LLC 5
  • Absentee individual 6

Value distribution today

1 parcels0 parcels0 parcels26 parcels27 parcels1 parcels5 parcels
$93K$188K+
OwnerOn blockOwns citywidePortfolio valueTax bills mail toSource
Artisan Property Group LP127$4.4MPo Box 460, Uwchland PA, 19480phila.gov ↗ · registry ↗
Grossman Group LLC18$1.3M6602 Ridge Ave, Philadelphia PA, 19128phila.gov ↗ · registry ↗
Lg LLC18$1.6MPo Box 37635 #87420, Philadelphia PA, 19101phila.gov ↗ · registry ↗
L N M Management LLC16$892K1016 Cardinal La, Cherry Hill NJ, 08003phila.gov ↗ · registry ↗
5405 Willows LLC11$157K5405 Willows Ave, Philadelphia PA, 19143phila.gov ↗ · registry ↗
Rk&Ek LLC11$148K2755 Philmont Ave, Huntingdon Valley PA, 19006phila.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 60 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, 2016–2026 — each line is one home

$0$125K$250K201620182020202220242026Block median
Each houseNew build / flipBlock median

Worth a look

Renovated & sold on
5402 Willows Ave
$146K · Bought for $5K in 2006, electrical permit in 2007, sold for $9K in 2008 (+79%).
Renovated & sold on
5415 Willows Ave
$136K · Bought for $56K in 2007, plumbing permit in 2008, sold for $148K in 2025 (+164%).
Improved
5456 Willows Ave
$255K · Bought for $68K in 2006. Owner pulled a alterations permit in 2022.
Improved
5431 Willows Ave
$246K · Bought for $50K in 2018. Owner pulled a plumbing permit in 2019.
Improved
5400 Willows Ave
$179K · Bought for $29K in 2006. Owner pulled a electrical permit in 2009.
Improved
5433 Willows Ave
$173K · Bought for $112K in 2015. Owner pulled a electrical permit in 2014.
AddressOwnershipValue & trendBd/BaSq ftBuiltSalesFlags
5400 WILLOWS AVE Mixed-use ImprovedBought for $29K in 2006. Owner pulled a electrical permit in 2009. Owner-occupied $179K —/— 1,380 1925 1
5401 WILLOWS AVE Mixed-use Frequently tradedTraded 4×: $65K in 2003 → $45K in 2012 (-31%). Absentee individual $136K —/— 1,380 1925 4
5402 WILLOWS AVE Renovated & sold onBought for $5K in 2006, electrical permit in 2007, sold for $9K in 2008 (+79%). Owner-occupied $146K 3/1 1,308 1925 2 lien in pre-2017 ledger
5403 WILLOWS AVE History7 L&I violations (2022); L&I: 2 failed, 1 passed (2022); sold $90K (2023). Investor / LLC $139K 3/1 1,287 1925 1 licensed rental
5404 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2021. Owner-occupied $146K 3/1 1,308 1925 0
5405 WILLOWS AVE ImprovedBought for $19K in 2023. Owner pulled a make safe permit for rp permit in 2024. Owner-occupied $157K 4/1 1,845 1925 1 $48K tax · Jun ’22lien in pre-2017 ledger
5406 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2016. Owner-occupied $148K 3/1 1,308 1925 0
5407 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0
5408 WILLOWS AVE ImprovedOwner pulled a electrical permit in 2019. Owner-occupied $148K 3/1 1,308 1925 0
5409 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2017. Owner-occupied $136K 3/1 1,200 1925 0 $1K tax · Jun ’22
5410 WILLOWS AVE TradedTraded 2×: $10K in 2011 → $45K in 2016 (+350%). Investor / LLC $148K 3/1 1,308 1925 2 licensed rental
5411 WILLOWS AVE HistoryL&I violation (2007); Inspection failed (2007); Inspection passed (2009). Owner-occupied $136K 3/1 1,200 1925 0
5412 WILLOWS AVE History2 L&I violations (2010); 5 L&I violations (2013); Inspection failed ×2 (2013); Inspection failed (2014); L&I violation (2015); L&I: 2 failed, 1 passed (2015); L&I violation (2026); Inspection failed ×2 (2026). Owner-occupied $148K 3/1 1,308 1925 0 licensed rental1 viol$1K tax · Jun ’22
5413 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0
5414 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2017. Owner-occupied $148K 3/1 1,308 1925 0 $5K tax · Jun ’22lien in pre-2017 ledger
5415 WILLOWS AVE Renovated & sold onBought for $56K in 2007, plumbing permit in 2008, sold for $148K in 2025 (+164%). Absentee individual $136K 3/1 1,200 1925 3
5416 WILLOWS AVE TradedTraded 2×: $20K in 2002 → $28K in 2003 (+35%). Owner-occupied $148K 3/1 1,308 1925 2 $2K tax · Jun ’22lien in pre-2017 ledger
5417 WILLOWS AVE Historysold $5K (2003); L&I violation (2024); Inspection failed ×3 (2024); Inspection failed ×2 (2025). Owner-occupied $93K 3/1 1,200 1925 1 $545 tax · Jun ’22lien in pre-2017 ledger
5418 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2023. Owner-occupied $148K 3/1 1,308 1925 0
5419 WILLOWS AVE History5 L&I violations (2014); L&I: 2 failed, 1 passed (2014); 2 L&I violations (2019); L&I: 2 failed, 2 passed (2019). Absentee individual $136K 3/1 1,200 1925 0 licensed rental
5420 WILLOWS AVE ImprovedBought for $26K in 2003. Owner pulled a addition and/or alteration permit in 2022. Owner-occupied $148K 3/1 1,308 1925 1
5421 WILLOWS AVE ImprovedOwner pulled a electrical permit in 2010. Owner-occupied $136K 3/1 1,200 1925 0
5422 WILLOWS AVE TradedTraded 2×: $25K in 2010 → $87K in 2010 (+248%). Absentee individual $188K 3/1 1,308 1925 2
5423 WILLOWS AVE ImprovedBought for $24K in 2001. Owner pulled a use permit in 2009. Owner-occupied $136K 3/1 1,200 1925 1
5424 WILLOWS AVE Historysold $50K (2020); 9 L&I violations (2021); Inspection failed ×2 (2021); Inspection failed (2023); Inspection passed (2024). Investor / LLC $148K 3/1 1,308 1925 1 licensed rental
5425 WILLOWS AVE ImprovedBought for $105K in 2024. Owner pulled a addition and/or alterations permit in 2024. Owner-occupied $136K 3/1 1,200 1925 1
5426 WILLOWS AVE ImprovedOwner pulled a addition and/or alteration permit in 2020. Owner-occupied $148K 3/1 1,308 1925 0 $4K tax · Jun ’22lien in pre-2017 ledger
5427 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0
5428 WILLOWS AVE TradedTraded 2×: $50K in 2005 → $95K in 2022 (+89%). Owner-occupied $148K 3/1 1,308 1925 2
5429 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0 lien in pre-2017 ledger
5430 WILLOWS AVE ImprovedBought for $35K in 2009. Owner pulled a alteration permit in 2019. Owner-occupied $148K 3/1 1,308 1925 2
5431 WILLOWS AVE ImprovedBought for $50K in 2018. Owner pulled a plumbing permit in 2019. Investor / LLC $246K 3/1 1,314 1925 1
5432 WILLOWS AVE ImprovedOwner pulled a addition and/or alteration permit in 2024. Owner-occupied $148K 3/1 1,308 1925 0
5433 WILLOWS AVE ImprovedBought for $112K in 2015. Owner pulled a electrical permit in 2014. Owner-occupied $173K 3/1 1,200 1925 1
5434 WILLOWS AVE HistoryL&I violation (2009); L&I: 1 failed, 2 passed (2009); 4 L&I violations (2013); Inspection failed ×2 (2013); Inspection failed (2015); L&I violation (2020); L&I: 1 failed, 1 passed (2020). Owner-occupied $148K 3/1 1,308 1925 0 $34K tax · Jun ’22lien in pre-2017 ledger
5435 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0 lien in pre-2017 ledger
5436 WILLOWS AVE Owner-occupied $148K 3/1 1,308 1925 1
5437 WILLOWS AVE ImprovedOwner pulled a roof covering replacement permit in 2020. Owner-occupied $136K 3/1 1,200 1925 0
5438 WILLOWS AVE HistoryL&I violation (2013); Inspection failed ×2 (2013). Owner-occupied $148K 3/1 1,308 1925 0
5439 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2013. Owner-occupied $136K 3/1 1,200 1925 0
5440 WILLOWS AVE HistoryL&I violation (2013); Inspection failed ×2 (2013); Inspection failed (2014). Owner-occupied $148K 3/1 1,308 1925 0
5441 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 1
5442 WILLOWS AVE Owner-occupied $148K 3/1 1,308 1925 0
5443 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0
5444 WILLOWS AVE Owner-occupied $148K 3/1 1,308 1925 1
5445 WILLOWS AVE Historysold $30K (2011); L&I violation (2012); L&I: 1 failed, 1 passed (2012). Investor / LLC $136K 3/1 1,200 1925 1 licensed rental
5446 WILLOWS AVE ImprovedOwner pulled a alteration permit in 2015. Owner-occupied $148K 3/1 1,308 1925 0
5447 WILLOWS AVE Frequently tradedTraded 3×: $45K in 2000 → $230K in 2021 (+411%). Owner-occupied $234K 4/1 1,200 1925 3 lien in pre-2017 ledger
5448 WILLOWS AVE Owner-occupied $148K 3/1 1,308 1925 0
5449 WILLOWS AVE Owner-occupied $136K 3/1 1,200 1925 0
5450 WILLOWS AVE Owner-occupied $148K 3/1 1,308 1925 1
5451 WILLOWS AVE ImprovedOwner pulled a electrical permit in 2015. Owner-occupied $136K 3/1 1,200 1925 0
5452 WILLOWS AVE Frequently tradedTraded 3×: $18K in 2004 → $75K in 2006 (+317%). Owner-occupied $148K 3/1 1,308 1925 3
5453 WILLOWS AVE ImprovedBought for $61K in 2005. Owner pulled a plumbing permit in 2013. Owner-occupied $136K 3/1 1,200 1925 1
5454 WILLOWS AVE Owner-occupied $148K 3/1 1,308 1925 0
5455 WILLOWS AVE ImprovedOwner pulled a roof covering replacement permit in 2026. Owner-occupied $136K 3/1 1,200 1925 0
5456 WILLOWS AVE ImprovedBought for $68K in 2006. Owner pulled a alterations permit in 2022. Owner-occupied $255K 3/2 1,308 1925 4
5457 WILLOWS AVE ImprovedBought for $80K in 2008. Owner pulled a plumbing permit in 2014. Absentee individual $136K 3/1 1,200 1925 2 licensed rental
5458 WILLOWS AVE ImprovedBought for $15K in 2000. Owner pulled a plumbing permit in 2017. Owner-occupied $156K 3/1 1,440 1925 3
5459 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2014. Absentee individual $151K 4/1 1,680 1925 0 lien in pre-2017 ledger

Neighborhood

Median income
$41K
household
Own vs. rent
64%
owner-occupied
Median age
30.5
residents
Median rent
$2K
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, 3:48 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.