Who owns your block
9500 block of Bustleton Ave
An investor-heavy block: 65% of the parcels are held by LLCs or companies, with 5 homes behind $60,864 on taxes.
The typical home here is up 48% since 2016, now about $404K. Property taxes are climbing about 5% a year and the increases are speeding up.
- Owner-occupied
- Investor / LLC
- Absentee
- Vacant
- Has violations
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 tax-abated new construction. Click a bubble for its report.
- Owner-occupied
- Investor / LLC
- Absentee
- Vacant
- Tax-abated
- 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 $404K — about 1.8× the citywide median, and above the ZIP 19115 median of $383K. The same block, read against everyone else in the ZIP 19115 and across Philadelphia.
| This block | ZIP 19115 | Philadelphia | |
|---|---|---|---|
| Median home value | $404K | $383K | $223K |
| Owner-occupied | 0% | 66% | 41% |
Safety & quality of life
Within 200 metres of the block over the last 12 months: 24 reported crimes (6 violent) and 77 resident 311 requests to the city.
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
- $404K typical home, up +48% since 2016
- Tax bill $3,276 to $5,648 a year, +5%/yr and compounding
- Whole block: $12M assessed, $158,135/yr to the city, about $9,302 per home
Median assessed value · 2016–2027
▲ +48% since 2016
Estimated property tax · per home, per year
▲ +72% since 2016 · ~+5%/yr
Who really pays
Philadelphia charges every home the same 1.40% of its assessed value. Abatements and exemptions shrink what some homes are taxed on — here's this block:
- 9550 Bustleton Avetax-abated new construction0.00%$0/yr on $315K
- 9554 Bustleton Avetax-abated new construction0.00%$0/yr on $357K
The starkest example: 9554 Bustleton Ave is assessed at $357K but pays $0 a year — about 0% of the $4,999 it would owe at the full rate, because its new-construction value is abated for 10 years.
The block as an asset
Read like a financial asset, this block has lagged the Philadelphia market, compounding +3.6% 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 $148 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 22 arm's-length sales since 2001. The typical home has sold 1 time in that window, while 5 have not changed hands at all.
Every recorded sale · price & date
Who owns it
Ownership of 17 parcels
- Owner-occupied 7
- Investor / LLC 6
- Absentee individual 3
- Vacant 1
Value distribution today
| Owner | On block | Owns citywide | Portfolio value | Source |
|---|---|---|---|---|
| 9501 Realty Management Ll | 2 | 4 | $3.9M | phila.gov ↗ · registry ↗ |
| Manilal Mathai (individual) | 2 | 2 | $908K | phila.gov ↗ |
| Md Investment Group INC | 1 | 2 | $523K | phila.gov ↗ · registry ↗ |
| 9551 Bustleton Holdings LLC | 1 | 2 | $2.0M | phila.gov ↗ · registry ↗ |
| 9523r-Nelson LLC | 1 | 1 | $494K | phila.gov ↗ · registry ↗ |
| Gouda Investments LLC | 1 | 1 | $756K | phila.gov ↗ · registry ↗ |
| Stfu-Enterprises LLC | 1 | 1 | $1.2M | phila.gov ↗ · registry ↗ |
| Saas Financials LLC | 1 | 1 | $404K | phila.gov ↗ · registry ↗ |
| 9544 Bustleton Ave LLC | 1 | 1 | $337K | phila.gov ↗ · registry ↗ |
| Phathead LLC | 1 | 1 | $295K | phila.gov ↗ · registry ↗ |
| Subtle Spa LLC | 1 | 1 | $295K | 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 17 homes on the block — value and 12-year trajectory, ownership, and the paper trail on the ones that were bought, built, torn down, or flipped. Sorted up the street; each links to its full city record — or download the roster (CSV).
Every house's assessed value, 2016–2027 — each line is one home
Worth a look
| Address | Ownership | Value & trend | Sq ft | Built | Sales | Flags |
|---|---|---|---|---|---|---|
| 9505-11 BUSTLETON AVE New constructionbuilt new under a 2020 permit. | Investor / LLC | $3.6M | 8,628 | 1965 | 0 | |
| 9515 BUSTLETON AVE TradedTraded 2×: $1.0M in 2016 → $1.0M in 2016 (+0%). | Vacant | $85K | — | — | 2 | |
| 9523R BUSTLETON AVE ImprovedBought for $125K in 2015. Owner pulled a plumbing permit in 2007. | Owner-occupied | $494K | 2,825 | 1989 | 2 | |
| 9523 BUSTLETON AVE ImprovedBought for $725K in 2004. Owner pulled a use permit in 2016. | Investor / LLC | $756K | 4,320 | 1989 | 3 | |
| 9525-31 BUSTLETON AVE | Owner-occupied | $1.2M | 7,874 | 1973 | 0 | tax lien |
| 9533-35 BUSTLETON AVE ImprovedOwner pulled a change of use permit in 2026. | Investor / LLC | $404K | 1,658 | 1969 | 0 | |
| 9537 BUSTLETON AVE Historysold $113K (2002); L&I violation (2013); L&I violation (2014); L&I violation (2024). | Owner-occupied | $395K | 2,010 | 1950 | 1 | |
| 9539 BUSTLETON AVE ImprovedBought for $150K in 2003. Owner pulled a use permit in 2014. | Absentee individual | $495K | 2,808 | 1925 | 1 | |
| 9544 BUSTLETON AVE Renovated & sold onBought for $221K in 2003, use permit in 2014, sold for $382K in 2021 (+73%). | Owner-occupied | $337K | 2,404 | 1970 | 2 | |
| 9545 BUSTLETON AVE ImprovedBought for $122K in 2001. Owner pulled a sign permit in 2007. | Absentee individual | $413K | 4,404 | 1925 | 2 | |
| 9546 BUSTLETON AVE | Investor / LLC | $295K | 1,180 | 1970 | 1 | |
| 9547 BUSTLETON AVE ImprovedBought for $425K in 2009. Owner pulled a electrical permit in 2007. | Investor / LLC | $427K | 3,052 | 1950 | 1 | |
| 9548 BUSTLETON AVE Renovated & sold onBought for $250K in 2010, use permit in 2010, sold for $500K in 2026 (+100%). | Owner-occupied | $295K | 1,184 | 1970 | 3 | |
| 9550 BUSTLETON AVE HistoryL&I violation (2011); sold $420K (2024). | Absentee individual | $295K | 1,280 | 1970 | 1 | |
| 9550 BUSTLETON AVE New constructionbuilt new (tax-abated). | Owner-occupied | $315K | 1,200 | 1950 | 0 | abated |
| 9551 BUSTLETON AVE New constructionbuilt new under a 2023 permit. | Investor / LLC | $1.8M | 13,140 | 1989 | 0 | |
| 9554 BUSTLETON AVE New constructionBought for $673K in 2006, built new under a 2015 permit (tax-abated), sold for $673K in 2006. | Owner-occupied | $357K | 10,152 | 1885 | 3 | abated |
Neighborhood
Neighborhood income and demographics are coming soon.
First time here?
This is the 9500 block of Bustleton Ave,
on paper.
17 homes. Every deed, permit, L&I violation, tax bill and sale the city has on file — one report.
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Who owns what, what they paid, what they built, what they owe. Scroll and it's all here — the paid part is not the data.
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Generated 2026-07-09 from public City of Philadelphia records · Download this block's data (CSV)