6-unit residential new construction, zoned RSA5.
A 6-unit residential building is set to rise at 3533 N 16th St in Nicetown & Tioga, the kind of by-right infill quietly reshaping the block. It was cleared to build in May 13, 2026.
The 4,126 sq ft site is zoned RSA5, which supports a building on the order of 3 stories by right. Records show the parcel last traded in 2021 for $105K. The plans call for for the erection of a three (3) story attached structure of type v-b construction with basement for use as six (6) dwelling units (group r-2). building to be fully sprinklered per nfpa 13. all work to be done per approved plans and in accordance with 2018 ibc. separate permits required for mechanical, electrical, plumbing, and fire suppression work.
The owner of record is A&P Construction LLC. The project's plan drawings are on file — worth a look for anyone underwriting the surrounding block.
It isn't rising in isolation. Within a half-mile, 5 other major projects have broken ground since 2022 — roughly 150 units of new supply — including the 30-unit project at 3725-37 Pulaski Ave, the 43-unit project at 3249 N 16th St, the 10-unit project at 1903 W Erie Ave. That kind of concentration is exactly what pulls land values, and buyer attention, toward a block.
We'll update this page as the project progresses — leasing, retail tenants, renderings, and construction milestones as they surface. The relevant question for investors and agents: what are the surrounding parcels worth to a builder now that this is coming?
📄 View the project's plan drawings (PDF)As this density arrives, InvestPHL is tracking 120 under-built parcels within a half-mile that a developer could still acquire and build — each carrying a builder's max bid. Addresses and figures are members-only.
Unlock the 120 nearby opportunities →Major (8+ unit) new-construction projects filed within a half-mile since 2022 — the density gathering around this site.