Philadelphia property report
5800 block of Willows Ave
A mixed-ownership block: 38% owner-occupied, 28% investor-held, with 19 open code violations and 15 parcels listed in the June 2022 tax-delinquency snapshot ($126,043 recorded then).
The typical home here is up 266% since 2016, now about $206K. Property taxes are climbing about 10% 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 $206K — about 0.9× 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 block | ZIP 19143 | Philadelphia | |
|---|---|---|---|
| Median home value | $206K | $155K | $230K |
| Owner-occupied | 19% | 46% | 48% |
Safety & quality of life
Within 200 metres of the block over the last 12 months: 68 reported crimes (about 6 a month, 43% of them violent) and 193 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
- $206K typical home, up +266% since 2016
- Median assessment-based tax estimate $789 to $2,315 a year through 2027, +10%/yr
- 2027 block estimate: — assessed, about $77,478/yr from taxable assessments, or $2,421 per home — not live account balances
Median assessed value · 2016–2027
▲ +266% since 2016
Estimated property tax · per home, per year
▲ +193% since 2016 · ~+10%/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.
- 5816 Willows Avemajor assessment exemption0.13%$319/yr on $249K
- 5854 Willows Avemajor assessment exemption0.13%$210/yr on $158K
- 5837 Willows Avemajor assessment exemption0.32%$1,198/yr on $380K
- 5813 Willows Avemajor assessment exemption0.34%$1,400/yr on $411K
- 5824 Willows Avelower taxable assessment0.52%$816/yr on $158K
- …and 5 more with estimates below the full rate — the gold-ringed bubbles in the makeup chart
One large gap: 5813 Willows Ave has a $1,400/year assessment-based estimate on $411K assessed value — about 24% of the $5,753 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 +12.5% 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 $366 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 31 arm's-length sales since 2000. The typical home has sold 0 times in that window, while 17 have not changed hands at all.
Every recorded sale · price & date
Who owns it
Ownership of 52 parcels
- Owner-occupied 12
- Investor / LLC 9
- Absentee individual 11
- Vacant 20
Value distribution today
| Owner | On block | Owns citywide | Portfolio value | Tax bills mail to | Source |
|---|---|---|---|---|---|
| City Of Phila (city agency) | 6 | 3871 | $6.6B | 1401 John F Kennedy Blvd, Philadelphia PA, 19102 | phila.gov ↗ |
| Philadelphia Lotus 04a LLC | 1 | 88 | $14M | 829 N 29th St, Philadelphia PA, 19130 | phila.gov ↗ · registry ↗ |
| S3 Enterprises LLC | 1 | 77 | $6.7M | 1434 Hopeland Rd, Wyncote PA, 19095 | phila.gov ↗ · registry ↗ |
| Lotim 01 LLC | 1 | 75 | $953K | 829 N 29th St, Philadelphia PA, 19130 | phila.gov ↗ · registry ↗ |
| Gigi Dadi INC | 1 | 19 | $2.7M | 10226 Dedaker S5, Philadelphia PA, 19116 | phila.gov ↗ · registry ↗ |
| Rashmi Realty LLC | 1 | 9 | $543K | 81 Margil Farm Dr, Downingtown PA, 19335 | phila.gov ↗ · registry ↗ |
| Individual owner on record (individual) | 2 | 5 | $745K | — | phila.gov ↗ |
| Ethio Way Realty LLC | 1 | 4 | $876K | 117 Leedom Ave, Bala Cynwyd PA, 19004 | phila.gov ↗ · registry ↗ |
| Nickle Holdings LLC | 1 | 3 | $75K | 5822 Willows Ave, Philadelphia PA, 19143 | phila.gov ↗ · registry ↗ |
| Houses Of Infinity LLC | 2 | 2 | $523K | P O Box 18522, Philadelphia PA, 19129 | phila.gov ↗ · registry ↗ |
| Re11 LLC | 1 | 2 | $47K | 5015 Knox St, Philadelphia PA, 19144 | phila.gov ↗ · registry ↗ |
| Renaissance Properties LLC | 1 | 1 | $156K | 2755 Philmont Ave, Huntingdon Valley PA, 19006 | 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 52 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 |
|---|---|---|---|---|---|---|---|
| 5810 WILLOWS AVE Vacant lot HistoryL&I: 2 failed, 2 passed (2007); L&I: 1 failed, 2 passed (2009); Inspection failed ×4 (2012); 2 L&I violations (2013); 2 L&I violations (2014); 2 L&I violations (2015); Inspection passed (2015); 2 L&I violations (2020). | Vacant | $17K | —/— | — | — | 0 | |
| 5811 WILLOWS AVE Vacant lot HistoryInspection passed (2005); Inspection failed (2006); Inspection failed ×2 (2007); L&I: 1 failed, 3 passed (2009); 2 L&I violations (2013); 2 L&I violations (2014); 4 L&I violations (2015); 2 L&I violations (2020). | Vacant | $24K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5812 WILLOWS AVE Frequently tradedTraded 3×: $2K in 2000 → $50K in 2022 (+2400%). | Owner-occupied | $228K | —/— | 2,265 | 1915 | 3 | |
| 5813 WILLOWS AVE Multi-family New constructionbuilt new under a 2023 permit (reduced taxable assessment shown), sold for $100K in 2023. | Investor / LLC | $506K | 6/4 | 2,136 | 1915 | 1 | licensed rentalassessment exemption · basis unverified |
| 5814 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2011. | Owner-occupied | $228K | —/— | 2,265 | 1915 | 0 | |
| 5815 WILLOWS AVE ImprovedBought for $13K in 2010. Owner pulled a major alteration permit in 2014. | Absentee individual | $242K | —/— | 2,400 | 1915 | 1 | |
| 5816 WILLOWS AVE Apartment building New constructionbuilt new (reduced taxable assessment shown), sold for $9K in 2003. | Absentee individual | $259K | —/— | 2,265 | 1915 | 1 | assessment exemption · basis unverified |
| 5817 WILLOWS AVE History15 L&I violations (2007); L&I violation (2008); Inspection passed (2010); 4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8 (2018); L&I: 3 failed, 1 passed (2018); 8 L&I violations (2023); Inspection failed (2023); Inspection failed (2024). | Absentee individual | $165K | —/— | 2,400 | 1915 | 0 | 8 viollien in pre-2017 ledger |
| 5818 WILLOWS AVE Apartment building Frequently tradedTraded 4×: $125K in 2012 → $215K in 2021 (+2588%). | Absentee individual | $178K | —/— | 2,265 | 1915 | 5 | licensed rentallien in pre-2017 ledger |
| 5819 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2007. | Investor / LLC | $242K | —/— | 2,400 | 1915 | 0 | licensed rental |
| 5820 WILLOWS AVE Renovated & sold onBought for $8K in 2004, alterations permit in 2021, sold for $154K in 2022 (+1948%). | Investor / LLC | $156K | —/— | 2,265 | 1915 | 3 | lien in pre-2017 ledger |
| 5821 WILLOWS AVE Vacant lot New constructionbuilt new under a 2022 permit, sold for $25K in 2021. | Vacant | $24K | —/— | — | — | 1 | lien in pre-2017 ledger |
| 5822 WILLOWS AVE Vacant lot Historysold $500 (2002); L&I: 1 failed, 1 passed (2009); 2 L&I violations (2017); 4 L&I violations (2020); L&I: 2 failed, 1 passed (2020); 2 L&I violations (2021); Inspection failed ×2 (2021); 2 L&I violations (2022); L&I: 2 failed, 1 passed (2022). | Vacant | $17K | —/— | — | — | 1 | lien in pre-2017 ledger |
| 5823 WILLOWS AVE ImprovedOwner pulled a plumbing permit in 2016. | Owner-occupied | $165K | —/— | 2,400 | 1915 | 0 | |
| 5824 WILLOWS AVE TradedTraded 2×: $6K in 2004 → $6K in 2011 (+0%). | Owner-occupied | $156K | —/— | 2,265 | 1915 | 2 | lien in pre-2017 ledger |
| 5825 WILLOWS AVE Apartment building History3 L&I violations (2007); L&I violation (2013); 2 L&I violations (2014); Inspection failed (2016); Inspection passed (2017); 2 L&I violations (2023); Inspection failed ×2 (2023); Inspection passed (2024); Appeal complete (2024). | Absentee individual | $182K | —/— | 2,400 | 1915 | 0 | |
| 5826 WILLOWS AVE History4 L&I violations (2007); Inspection failed (2007); Inspection passed (2009). | Owner-occupied | $156K | —/— | 2,265 | 1915 | 0 | lien in pre-2017 ledger |
| 5827 WILLOWS AVE Apartment building ImprovedBought for $42K in 2013. Owner pulled a plumbing permit in 2008. | Investor / LLC | $265K | —/— | 2,400 | 1915 | 3 | licensed rental |
| 5828 WILLOWS AVE Vacant lot HistoryL&I: 1 failed, 1 passed (2007); 3 L&I violations (2010); 4 L&I violations (2011); 2 L&I violations (2012); 2 L&I violations (2020). | Vacant | $17K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5829 WILLOWS AVE History4 L&I violations (2007); Inspection failed (2007); L&I: 1 failed, 1 passed (2009); L&I violation (2024). | Absentee individual | $165K | —/— | 2,400 | 1915 | 0 | lien in pre-2017 ledger |
| 5830 WILLOWS AVE Vacant lot HistoryL&I: 1 failed, 1 passed (2007); 3 L&I violations (2010); 4 L&I violations (2011); 2 L&I violations (2012); 2 L&I violations (2020). | Vacant | $17K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5831 WILLOWS AVE Vacant lot History3 L&I violations (2007); Inspection failed (2007); Inspection failed (2009); Inspection passed (2012). | Vacant | $24K | —/— | — | — | 0 | |
| 5832 WILLOWS AVE Vacant lot History4 L&I violations (2007); L&I: 1 failed, 1 passed (2007); L&I violation (2011); Inspection passed (2011). | Vacant | $17K | —/— | — | — | 0 | |
| 5833 WILLOWS AVE Vacant lot History3 L&I violations (2007); Inspection failed (2007); Inspection failed (2009); 2 L&I violations (2011). | Vacant | $24K | —/— | — | — | 0 | |
| 5834 WILLOWS AVE Apartment building ImprovedOwner pulled a roof covering replacement permit in 2021. | Owner-occupied | $178K | —/— | 2,265 | 1915 | 0 | lien in pre-2017 ledger |
| 5835 WILLOWS AVE History2 L&I violations (2007); Inspection failed (2007); Inspection failed (2009); Inspection failed (2011); L&I violation (2012); 3 L&I violations incl VACANT PROP UNSAFE (2014); Inspection failed (2014). | Absentee individual | $307K | —/— | 2,400 | 1915 | 0 | |
| 5836 WILLOWS AVE Vacant lot History4 L&I violations (2007); L&I: 1 failed, 1 passed (2007). | Vacant | $17K | —/— | — | — | 0 | |
| 5837 WILLOWS AVE New constructionbuilt new under a 2018 permit (reduced taxable assessment shown). | Investor / LLC | $416K | —/— | 2,400 | 1915 | 0 | assessment exemption · basis unverifiedlien in pre-2017 ledger |
| 5838 WILLOWS AVE Vacant lot HistoryInspection failed (2005); Inspection passed (2006); 7 L&I violations (2007); L&I: 2 failed, 1 passed (2007). | Vacant | $17K | —/— | — | — | 0 | |
| 5839 WILLOWS AVE Vacant lot HistoryL&I violation (2007); Inspection failed (2007); 4 L&I violations (2020); Inspection failed ×2 (2020); 2 L&I violations (2021); Inspection failed ×2 (2021). | Vacant | $24K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5840 WILLOWS AVE Vacant lot HistoryInspection failed (2005); L&I: 5 failed, 3 passed (2007); L&I: 1 failed, 2 passed (2009); 4 L&I violations (2012); 2 L&I violations (2013); 2 L&I violations (2014); 4 L&I violations (2015); Appeal dismissed (2023); sold $25K (2024). | Vacant | $17K | —/— | — | — | 1 | |
| 5841 WILLOWS AVE Vacant lot New constructionBought for $8K in 2019, built new under a 2021 permit, sold for $31K in 2021. | Vacant | $24K | —/— | — | — | 2 | |
| 5842 WILLOWS AVE Vacant lot HistoryL&I: 4 failed, 3 passed (2007); L&I: 1 failed, 1 passed (2009); 4 L&I violations (2012); 2 L&I violations (2013); 2 L&I violations (2014); 4 L&I violations (2015). | Vacant | $17K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5843 WILLOWS AVE Vacant lot History4 L&I violations (2007); L&I: 1 failed, 1 passed (2007). | Vacant | $24K | —/— | — | — | 0 | |
| 5844 WILLOWS AVE ImprovedOwner pulled a alterations permit in 2025. | Owner-occupied | $156K | —/— | 2,265 | 1915 | 0 | |
| 5845 WILLOWS AVE History8 L&I violations incl VACANT BLDG UNSEC/UNSAFE CSU (2007); 2 L&I violations (2009); L&I: 1 failed, 1 passed (2010); Inspection passed (2013); 9 L&I violations (2022); L&I: 4 failed, 1 passed (2022); Inspection passed (2023). | Investor / LLC | $165K | —/— | 2,400 | 1915 | 0 | lien in pre-2017 ledger |
| 5846 WILLOWS AVE Apartment building ImprovedOwner pulled a city demolition permit in 2025. | Absentee individual | $122K | —/— | 2,265 | 1915 | 0 | 11 viollien in pre-2017 ledger |
| 5847 WILLOWS AVE Apartment building TradedTraded 2×: $85K in 2018 → $339K in 2026 (+299%). | Investor / LLC | $408K | —/— | 2,432 | 1915 | 2 | licensed rental |
| 5848 WILLOWS AVE Vacant lot HistoryInspection passed (2012); 2 L&I violations (2017); 2 L&I violations (2021); Inspection failed ×2 (2021); 2 L&I violations (2022); Inspection failed ×2 (2022); 2 L&I violations (2023); Inspection failed ×2 (2023). | Vacant | $17K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5849 WILLOWS AVE Apartment building History2 L&I violations (2007); Inspection failed (2007); Inspection passed (2010). | Owner-occupied | $243K | —/— | 2,400 | 1915 | 0 | |
| 5850 WILLOWS AVE ImprovedBought for $60K in 2023. Owner pulled a city demolition permit in 2025. | Investor / LLC | $156K | —/— | 2,265 | 1915 | 1 | lien in pre-2017 ledger |
| 5851 WILLOWS AVE Apartment building History3 L&I violations (2007); Inspection failed (2007); Inspection passed (2010); 2 L&I violations (2014); L&I: 2 failed, 1 passed (2014); L&I violation (2019); L&I: 2 failed, 1 passed (2019). | Absentee individual | $265K | —/— | 2,400 | 1915 | 0 | licensed rental |
| 5852 WILLOWS AVE Vacant lot HistoryL&I: 3 failed, 1 passed (2007); L&I: 1 failed, 1 passed (2009); 4 L&I violations (2012); 2 L&I violations (2013); 2 L&I violations (2014); 2 L&I violations (2015). | Vacant | $17K | —/— | — | — | 0 | lien in pre-2017 ledger |
| 5853 WILLOWS AVE TradedTraded 2×: $3K in 2017 → $50K in 2020 (+1900%). | Owner-occupied | $242K | —/— | 2,400 | 1915 | 2 | licensed rentallien in pre-2017 ledger |
| 5854 WILLOWS AVE New constructionbuilt new (reduced taxable assessment shown). | Owner-occupied | $156K | —/— | 2,265 | 1915 | 0 | assessment exemption · basis unverified |
| 5855 WILLOWS AVE History4 L&I violations (2007); 9 L&I violations (2008); Inspection failed ×2 (2008); L&I: 2 failed, 1 passed (2011); Inspection passed (2014); sold $20K (2017); 10 L&I violations (2019); L&I: 1 failed, 1 passed (2019). | Absentee individual | $242K | —/— | 2,400 | 1915 | 1 | licensed rentallien in pre-2017 ledger |
| 5856 WILLOWS AVE History3 L&I violations (2007); Inspection failed (2007); sold $16K (2010); Inspection passed (2011). | Absentee individual | $156K | —/— | 2,265 | 1915 | 1 | |
| 5857 WILLOWS AVE Vacant lot ImprovedBought for $16K in 2007. | Vacant | $27K | —/— | — | — | 2 | lien in pre-2017 ledger |
| 5858 WILLOWS AVE Vacant lot HistoryInspection failed (2007); 4 L&I violations (2012); 2 L&I violations (2013); 2 L&I violations (2014); 2 L&I violations (2015); Inspection passed (2015); sold $125K (2022). | Vacant | $19K | —/— | — | — | 1 | lien in pre-2017 ledger |
| 5859 WILLOWS AVE Apartment building Frequently tradedTraded 4×: $400 in 2001 → $115K in 2026 (+28650%). | Investor / LLC | $265K | —/— | 2,400 | 1915 | 4 | |
| 5860 WILLOWS AVE | Owner-occupied | $185K | —/— | 2,480 | 1915 | 0 | |
| 5861 WILLOWS AVE History3 L&I violations (2007); L&I: 1 failed, 1 passed (2007); L&I violation (2010); L&I: 1 failed, 1 passed (2010); sold $90K (2020); Appeal filed (2026). | Owner-occupied | $261K | —/— | 2,480 | 1915 | 1 |
Neighborhood
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This is the 5800 block of Willows Ave,
on paper.
52 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)