9-unit residential new construction, zoned RSA5.
A 9-unit residential building is set to rise at 2513 N Howard St in Fairhill, the kind of by-right infill quietly reshaping the block. It was cleared to build in Aug 17, 2021.
The 36 sq ft site is zoned RSA5, which supports a building on the order of 3 stories by right. The parcel last changed hands in 2021. The plans call for for the erection of a three (3) story attached structure with roof deck and roof deck access structures as per approved plans. for use as nine (9) dwelling units. structure to be fully sprinklered in accordance with nfpa 13 minimum (due to exterior wall openings). **separate permits required for mep and fire suppression work.** **2018 ibc**.
The owner of record is 2513-15 N Howard St 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, 11 other major projects have broken ground since 2022 — roughly 439 units of new supply — including the 18-unit project at 2520 N Front St, the 28-unit project at 2406 Mascher St, the 15-unit project at 2449 N 2nd St. 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 108 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 108 nearby opportunities →Major (8+ unit) new-construction projects filed within a half-mile since 2022 — the density gathering around this site.