New construction
Why it mattersBought for $390K in 2020, built new under a 2020 permit, sold for $850K in 2025.
View supporting records →Mixed-use report
446 S 52nd St
3,172 sqft · CMX2 · built 1925
Investor / LLC · assessed $285K · 4 licensed units · sold 4×. On the 400 block of S 52nd St.
Property summary
Assessment$285KCity assessed value
Last sale$850KRecorded 2025
Est. taxes$4K/yearAnnual city record
Permits8Shown in this report
ViolationsNone openNo open L&I cases
What stands out
From the public recordAssessment and sale price disagree hard
Why it mattersAssessed at $285K, but it traded for $850,000 in 2025 — a 3.0× gap. Could be a non-market deed the record doesn't label, or an assessment that hasn't caught up.
View supporting records →What to do with this
The record, translated into moves — what a buyer, the owner, and a landlord would each want to check next under Philadelphia's actual rules.
If you’re buying
Built 1925: lead rules apply
Federal law requires a lead-paint disclosure at sale for any pre-1978 home. If it will be rented, Philadelphia also requires a lead-safe or lead-free certificate before a rental license can issue.
If you’re the landlord
Lead certificate is not optional
Built 1925: every rental unit needs a lead-safe or lead-free certificate on file with the City. Without one: fines up to $2,000/day per unit, tenants may withhold rent, courts can order rent refunded — and no eviction will stand.
Licensed rental — keep it that way
Renewal requires city tax clearance and zero open L&I violations on the property. A lapsed license suspends the right to collect rent or evict.
Derived from this house's public records and the city's rules as of 2026 (abatement ordinance, Homestead, rental licensing, lead certification, L&I process, excavation protections). Informational only — not legal, tax, or investment advice.
Who's behind it
52nd St Cba Associates LLC · corporate / LLC owner
• Owns 2 properties across Philadelphia under this name, assessed at $548K combined
• Tax bills mail to 1602 Frankford Ave #3757, Philadelphia PA, 19125
• Holds an active rental license for this address
The investment read
How this building has moved and where it's pointed: the city's assessed value (not a listing price) over 12 years, charted against its block; appreciation is that history's pace, and the 5-year figure simply extends it. Yield estimates rent-vs-price from area rents. Ask the record to dig into any number.
Assessed value
$285K
built 1925
Price / sq ft
$90
block $90 · in line w/ block
Appreciation
+164%
+9%/yr, city 6.5%
In 5 years (~2031)
~$287K
+9%/yr own pace held 5 yrs — extrapolation, not a forecast
Est. tax / yr
$4K
1.4% effective
Gross yield
4.8%
≈$1K/mo rent
Times sold
4
licensed rental
Value vs. the block, over time — sales, permits & L&I events marked on the line
This houseBlock median & rangeSalePermit
The paper trail
New constructionBought for $390K in 2020, built new under a 2020 permit, sold for $850K in 2025.
- 2020 $390KSoldInspection failed ×3L&I visitChange of UsePermitInterior Non-Load-Bearing Wall Demo.PermitAddition and/or AlterationPermit
- 2021 Addition and/or AlterationPermitNew ConstructionPermitAlterationsPermitAddition and/or AlterationsPermitInspection passedL&I visitChange of UsePermit
- 2025 $850KSold
Flags: active rental license. Informational only — not investment advice or a consumer report (FCRA).
The house, on paper
The city assessor's field record — the physical spec sheet behind the assessed number.
Interior
3,172 sqft
livable area
Lot
1,392 sqft
Exterior condition
Average
city code 4
Above averageBelow average
Interior condition
Average
city code 4
Above averageBelow average
Quality grade
C
assessor's grade
ABCDE
Zoning
CMX2
city zoning code
OPA field-assessment attributes. Condition and grade are the assessor's codes, not an inspection.
Where the record looks off
Places where the city's own paperwork disagrees with itself. These are flags on the data — not problems with the property.
Assessment and sale price disagree hard
Assessed at $285K, but it traded for $850,000 in 2025 — a 3.0× gap. Could be a non-market deed the record doesn't label, or an assessment that hasn't caught up.
Run the numbers
What owning 446 S 52nd St takes, at your price and your rate. Taxes are this building's actual bill from the city record; rent starts at 4 licensed units × ~85% of the area's median unit rent — the whole building's income, not one unit's. Assessed value is not an asking price — set the price slider to the real one.
When this house last sold (2025) a 30-year mortgage ran about 6.6% — Freddie Mac's average that year.
Mortgage
—
P&I · 30-yr fixed
All-in monthly
—
+ taxes & insurance
Cash to close
—
down + ~4% costs
Cash flow
—
rent − all costs · /mo
Cap rate
—
NOI ÷ price
Cash-on-cash
—
year-1 return on cash in
Estimates for orientation, not advice. Assumes a 30-year fixed loan, $2,800/yr insurance, 1% of price/yr maintenance; taxes from this parcel's record.
Block context
446 S 52nd St sits on the 400 block of S 52nd St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 444 S 52nd St · 448 S 52nd St
Where this comes from
- Assessment, spec sheet & owner — OPA Property Assessments, Office of Property Assessment
- Sales & deed history — Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections — L&I Property History · Atlas
- Back taxes & liens — Real Estate Tax Balances, Dept. of Revenue
- Zoning appeals — L&I & Zoning Board appeals
- Neighborhood income & rents — US Census ACS 5-year estimates
- Historical mortgage rates — Freddie Mac Primary Mortgage Market Survey, annual averages
- Imagery — Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
City datasets are fetched live from OpenDataPhilly (phl.carto.com) and cached briefly. Dossiers re-pull automatically — on view once they're a few weeks old, plus a nightly rolling sweep — and citywide benchmarks recompute weekly. AI-written passages are generated from these records only and rejected if they state a number the record doesn't hold.
First time here?
This is 446 S 52nd St,
on paper.
Built 1925. Every deed, permit, L&I visit, tax bill and sale for this house — plus its whole block.
No signup, no teaser
The whole record is free.
Permits, violations, taxes, deeds, ownership, and block context are all here. The public record is free to read; membership is for deeper research.
Three taps, you're oriented
What to catch on the way down.
On the way down: the story of the house, its paper trail drawn on the value chart, and run-the-numbers, a calculator seeded with this house's actual tax bill.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)