A student-made sign hangs in the Conwell Middle School auditorium. The Philadelphia School District is attempting to close Conwell, a magnet 5-8 school in Kensington, and 19 other schools. The community is fighting the closure.
Conwell, in Kensington, is a very small school by any standard. This year, just 109 students are enrolled in a building that holds 500. That’s down from 490 students in the 2015-16 school year and 806 in 2009-10. The school used to occupy two buildings; it has since shrunk to one.
But it is also a rarity — a standalone magnet middle school. Community members and local officials are mounting a fight against closing the school, which they say has committed teachers and staff members who help students excel against the odds.
The district’s plan, which the school board is expected to vote on this winter, calls for Conwell students to move to AMY at James Martin, another citywide admissions magnet in Port Richmond, which just opened in a new building with only 200 students. Meanwhile, the district has proposed closing its only other free-standing magnet middle school, AMY Northwest. No changes have been proposed for Philadelphia’s four other magnet middle schools, all of which are attached to high schools.
Neighborhood issues, enrollment declines
Conwell’s enrollment issues are tied closely to its setting.
The building sits on Clearfield Street in the heart of Kensington. Fewer and fewer parents have been choosing to send their kids into ground zero of the city’s opioid epidemic, despite Conwell’s myriad partnerships, the outside investments it has attracted into its facility in recent years, and the school’s long history of excellence.
The exterior of Conwell Middle School in Kensington, photographed in August.
Parents, neighbors, students, and politicians, however, are furious that the district is choosing to abandon Conwell and the neighborhood.
“If this school closes, it won’t just be students who feel the loss,” Conwell student Nicolas Zeno told officials at a district meeting Thursday. “It’ll be the community. If the concern is safety, then invest. If the concern is environment, then repair.”
Community member Vaughn Tinsley, who runs Founding Fatherz, a nonprofit mentoring group, suggested closing Conwell would harm its students.
“These students have been victims,” Tinsley said. “These students have seen and witnessed things they shouldn’t have witnessed. Most adults haven’t seen some of the things that these kids have seen, and yet still they come here, yet they’re still committed to excellence, yet they still stand up and still do what they’re supposed to do in the classroom. How dare we take that away from them?”
Watlington has proposed using Conwell as “swing space” — district property that other schools can move into temporarily if their buildings require repairs.
Tosin Efunnuga, Conwell’s nurse, wiped tears from her eyes as she beseeched district officials to keep the school open.
“To have those doors close would be such a disservice,” Efunnuga said. “We need 100 years more.”
Councilmember Quetcy Lozada, whose district includes Conwell, said she was “angry” and “frustrated” by the recommendation to close the school.
“It’s underutilized because of what’s happening on the outside,” Lozada said at the Conwell meeting. “There’s nothing wrong with what is happening on the inside other than successful academic learning, support for families. We are saying to these families, we are punishing them because as a city, we can’t respond to the public safety issues that we have on the outside, and that is just not fair.”
‘What are y’all doing?’
Emotions ran high inside the Conwell auditoriumlast week.
Even before Deputy Superintendent Oz Hill finished his presentation about the rationale for the closures and the specific plan for Conwell, parents burst out with concerns.
“What are y’all doing? Y’all making a mess,” one parent shouted. “You say the building is old. So what? It’s clean in here.”
Another said her child would not be going to AMY at James Martin, formerly known as AMY5.
“I don’t think you understand how much of a battle there is between Conwell and AMY5,” the parent said. “You don’t know the battles these kids have with each other.”
Conwell has a strong alumni network — a rarity for a middle school — that has turned out in force to support the school since the proposed closure was announced.
Alexa Sanchez, Class of 2017, grew up in Kensington and came to Conwell as a bright but unruly student — sheacknowledges that she got in fights, egged the school, and disrespected teachers. But Conwell is rooted in its neighborhood, Sanchez said, with dedicated staff who helped her rise to earn a college degree and a good job in business.
“They didn’t give up on students like me,” Sanchez said. “My future didn’t look promising at first, but in the long run, it did. You shouldn’t really close the school on a community that doesn’t look promising if you’re not from here.”
Other alumni, including Robin Cooper, president of the district’s principals union, and Councilmember Isaiah Thomas, chair of Council’s Education Committee, have spoken out for Conwell.
Conwell “shows up” for Kensington and the city, running a food pantry, hosting Police Commissioner Kevin Bethel’s swearing-in ceremony and an event marking Cherelle L. Parker’s 100th day as mayor, noted Erica Green, the school’s award-winning principal. Staff and students participate in neighborhood cleanups and advocate for help amid the opioid crisis.
“We are what the city needs,” Green told the school board recently. During Green’s tenure, she has helped win money for a new schoolyard, a new science, technology, engineering, and math lab, and more.
“These investments were made for Kensington students,” Green said. “We owe it to them, to their neighborhood. Do not push them out once the neighborhood changes and thrives. Conwell’s success is rooted in its people, its history, and its impact.”
Mayor Cherelle L. Parker speaks during an event to mark her 100th day in office at Conwell Middle School in Kensington in April 2024.
In an effort to reduce air pollution and modernize U.S. ports, the Biden administration in 2024 announced $3 billion in grants for zero-emission equipment — including tens of millions earmarked for Philadelphia’s port to buy two new electric cranes to help unload ships.
Ports have embraced the clean energy push, but some have run into a problem. U.S. law requires federally funded infrastructure projects to use American-made products. But according to industry groups, no U.S. firm makes the giant ship-to-shore gantry cranes like the ones Philly is hoping to buy.
Those rules — included in a 2021 law that had bipartisan support in Congress — reflect a push under both Republican and Democratic administrations to revive American manufacturing, especially in industries such as semiconductor production and shipbuilding, where continued U.S. deference to China is seen as a potential security risk.
In the case of the cranes, PhilaPort says that even if it could procure them in the U.S., it would still face risks because of a lack of “a reliable domestic supply chain for spare parts and service.”
The Environmental Protection Agency said it is reviewing PhilaPort’s application.It might not be a slam dunk: President Donald Trump’s administration has slashed billions of dollars in funding for Biden-era clean energy initiatives — and early last year, PhilaPort’s grant appeared to be briefly suspended.
Yet Trump has also expressed support for union dockworkers like the ones who would operate new cranes at Tioga Marine Terminal in Port Richmond. The International Longshoremen’s Association has celebrated the initiative, known as the Clean Ports Program, saying it protects jobs against automation.
If the EPA doessign off on the request, the port authority will have to navigate a geopolitical minefield.
Grant recipients are prohibited from using the funds to buy equipment made in China, whose state-owned Shanghai Zhenhua Heavy Industries Co. Ltd. (ZPMC) produces 70% of the world’s ship-to-shore cranes, including the vast majority in use at U.S. ports.
American reliance on Chinese-made critical port infrastructure has raised national security concerns, magnified by the FBI’s 2021 discovery of “intelligence gathering equipment” onboard a ship that was delivering ZPMC cranes to Baltimore’s port, according to a congressional investigation.
Only three companies outside China, two in Europe and one in Japan, make ship-to-shore cranes available for international buyers, according to the American Association of Port Authorities. Each firm’s cranes would likely be subject to tariffs imposed by the Trump administration.
Another wrinkle: As PhilaPort has sought support for the waiver from Pennsylvania’s congressional delegation, some lawmakers have expressed reservations that even cranes made by a non-Chinese manufacturer might include parts made in China. Limiting that exposure could be challenging, given China’s dominance in these intermediate goods.
It remains to be seen whether lawmakers will ultimately back the request. Labor unions such as United Steelworkers have broadly opposed exemptions from domestic production requirements. A spokesperson for United Steelworkers said the union is “still reviewing the specifics of this case.”
U.S. Rep. Brendan Boyle (D., Pa.) said he “fought hard” to include the Build America Buy America provision in the 2021 law. “So I’m naturally quite concerned any time an entity is attempting to circumvent these important provisions that protect American jobs and industries,” he said in a statement.
“PhilaPort’s management needs to do a much better job explaining why a waiver in this case is absolutely necessary,” said Boyle, whose district includes the Tioga terminal.
Spokespeople for U.S. Sens. John Fetterman (D., Pa.) and Dave McCormick (R., Pa.) did not respond to messages seeking comment.
Those restrictionswill likely increase the cost. Of the $80 million awarded to PhilaPort by the EPA, the port authority had budgeted $47 million for two cranes at Tioga Marine Terminal.
Now, “it’s unclear if we can do two [cranes] for that price,” said Ryan Mulvey, the port authority’s director of government and public affairs.
Replacing diesel-powered cranes
The 2022 Inflation Reduction Act passed by Congress and signed by President Joe Biden presented an opportunity for PhilaPort’s Tioga Marine Terminal, which was built in the 1960s and until recently was still using two diesel-powered cranes that had been installed in the late ‘60s and early ’70s.
The cranes reached the end of their useful life and were recently dismantled, and the port authority has installed electrical infrastructure to support zero-emission equipment at Tioga, which handles cargoes such as forest products, containers, and steel.
President Joe Biden speaks at PhilaPort’s Tioga Marine Terminal in Philadelphia on Oct. 13, 2023.
Cranes can lift two 20-ton cargo containers off a ship at a time. Without them, “it really restricts the amount of cargo you can put through the terminal,” said Andrew Sentyz, president of operator Delaware River Stevedores, which leases the terminal from the port authority.
About 100 to 200 union longshoremen work at the site, depending on cargo volumes, he said.
When PhilaPort started reaching out to vendors, at least three — Konecranes of Finland, Phoenix-based Stafford Crane Group, and Swiss-German firm Liebherr’s U.S. affiliate — indicated they were working toward making ship-to-shore cranes that would meet domestic content requirements under the Build America, Buy America Act, a provision of Biden’s 2021 bipartisan infrastructure law. (Stafford is a new entrant in the STS crane market.)
But when the port authority proceeded to bid for the project last spring, four potential bidders said they were not able to deliver cranes meeting PhilaPort’s technical specifications within its schedule or budget, according to the application it filed with the EPA in September.
One firm said Buy America rules would increase the cost of the project as much as threefold. It would take three to five years to build the manufacturing facilities needed to comply with the law and a further 36 months to complete production. By comparison, cranes that are not subject to those rules can be completed within 28 months, the vendor said.
“In the absence of continuing federal incentives toward onshore crane manufacturing, the vendor advised there is not sufficient market demand to continue to scale up its domestic manufacturing of cranes,” PhilaPort’s application says.
Another vendor told the port authority that “the low volume of current demand for BABA-compliant cranes makes domestic manufacturing currently uneconomical.”
To comply with Buy America regulations, more than 55% of the totalcost of components in a manufactured product must be from U.S.-made parts.
The EPA has acknowledged the limited domestic production of zero-emission port equipment and in 2024 temporarily lowered that requirement to 25% for certain items. But to take advantage of that reduced threshold, installation of the STS cranes would have to begin by the end of the year — a timeline PhilaPort says is not realistic.
‘Nonexistent for decades’
PhilaPort’s findings were consistent with broader industry research.
Barriers to reviving domestic industry include a shortage of welders and the fact that “American steel is significantly more expensive than European or Asian alternatives,” Davis said.
Holt Logistics Corp. cranes lift containers off vessels docked at the Packer Avenue Marine Terminal in South Philadelphia.
Likewise, the National Association of Waterfront Employers told the Biden administration in 2024 that domestic crane manufacturing is years, “if not decades, away from being a reality.”
The EPA is aware of the industry input, and as part of its review of PhilaPort’s application, the agency is now conducting its own market research to assess the availability of American-made cranes, a spokesperson said.
There have been signs of some incremental progress toward diversifying supply chains. In September, California-based PACECO Corp., a subsidiary of Japanese firm Mitsui E&S, said it had secured a contract to supply two ship-to-shore cranes to a terminal at the Port of Long Beach in California. The cranes will be built in Japan, the companies said, and include “American-made components supplied by U.S. companies.”
“This order underscores the shift now underway in the U.S. container handling market,” Troy Collard, general manager of sales at PACECO, said in a news release announcing the order. He said the order shows there are “reliable alternatives” to Chinese manufacturers “that both meet the needs of U.S. ports and support broader national security and supply chain resilience goals.”
Scrutiny of China
The focus on domestic production comes as Congress and federal law enforcement have in recent years stepped up scrutiny of potential security risks associated with Chinese equipment at U.S. ports.
China’s ZPMC built about 80% of the ship-to-shore cranes in use at U.S. ports — including several bought by PhilaPort for the Packer Avenue Marine Terminal in South Philadelphia. The firm has close ties to the Chinese Communist Party, according to two Republican-led House committees that investigated the company.
ZPMC cranes were installed at Packer Avenue Marine Terminal in 2018.
In 2024, three years after the FBI’s discovery in Baltimore, the committees said their investigation found that ZPMC had installed communication devices on crane components and other maritime infrastructure at two U.S. seaports. These cellular modems, not included in contracts with U.S. ports, were “intended for the collection of usage data on certain equipment,” constituting “a significant backdoor security vulnerability that undermines the integrity of port operations,” the investigation found.
But under Beijing’s “highly acquisitive data governance regime and comparatively high levels of control over PRC firms,” Chinese-made equipment and software in port systems enable surveillance and “may cause delay or disruption to the critical operations of U.S. maritime transport systems,” Isaac Kardon, senior fellow for China Studies at Carnegie Endowment for International Peace, told Congress last year.
It is not easy to completely remove China from the supply chain, however. In response to a request from lawmakers, PhilaPort asked prospective bidders if they could produce the cranes without Chinese parts, Mulvey said. Only one firm said it could source “100% without Chinese components,” he said.
PhilaPort noted in the waiver application that it is considered by the Pentagon as one of 14 “strategic military seaports.” During the Iraq War, that enabled the port to handle Army shipments.
“These cranes enable the efficient handling of heavy, oversized, and mission-critical military cargo, directly supporting the Department of Defense’s logistical and deployment capabilities,” the application says.
Activists with No ICE Philly demonstrated at Target stores in the city on Tuesday evening, attempting to slow business operations at a company that they say wrongly cooperates with federal immigration enforcement.
Stores in South Philadelphia, Rittenhouse, Fairmount, Port Richmond and on Washington Avenue and City Avenue were among those targeted, the group said.
Advocates say the retailer has failed to speak out against U.S. Immigration and Customs Enforcement, to safeguard employees and customers, and has allowed the agency to set up operations in its parking lots.
More than 40 people rallied on a frozen, 19-degree night outside the Target at Broad Street and Washington Avenue, holding signs that showed solidarity with Minneapolis residents who have resisted ICE in their community.
“From MPLS to PHL, keep ICE out,” read one sign.
Demonstrators gathered outside of the Target at Broad and Washington on Tuesday in Philadelphia.
Inside, some masked customers bought ice trays and single bottles of table salt. As soon as they paid for the items at the checkout counters, they headed to the “Returns” area to seek refunds.
Items were quickly restocked on store shelves by staff, only to be purchased and returned again.
Demonstrators visited at least seven stores, according to the Rev. Jay Bergen, a leader of No ICE Philly and pastor at the Germantown Mennonite Church.
“Our actions are in solidarity with people across the country responding to the call from Minneapolis communities to pressure Target,” Bergen said Wednesday.
Company spokespeople did not immediately reply to a request for comment on the protests in Philadelphia. Target, founded in 1962, operates 1,989 stores across the United States and has a net revenue of more than $100 billion a year.
At Broad and Washington on Tuesday, members of No ICE Philly handed out pocket-sized fliers that described their goals as they urged shoppers to go elsewhere. Some people turned away after talking to demonstrators. Others who went inside were met with boos.
“Find another store!” the protesters shouted, as a police officer looked on.
Elijah Wald, 66, said the Washington Avenue location was his neighborhood Target.
“Our main hope is that businesses will understand that they need to protect their employees, that they need to not collaborate with a government that right now is targeting everybody,” he said.
Wald, whose mother was a Jewish refugee who fled Nazi Austria, said he has always felt positive about immigration, that the United States was built of “people who are used to moving to find work, moving to find cheaper housing.”
But the discourse over ICE operations in major cities has gone beyond undocumented people, said Wald.
“They’re shooting U.S. citizens now,” he said.
Demonstrators gathered outside of the Target at Broad and Washington Streets on Tuesday.
At the Target at Snyder Plaza, about 20 demonstrators encouraged people to do their shopping elsewhere.
“Protest with your wallet; Acme is right there,” a protester said through a sound system.
Celine Bossart, 34, said boycotts are an effective way to denounce ICE actions.
“As citizens, our power is limited, but a big part of the power that we do have is where we choose to spend our money,” she said, “and at the end of the day, corporations aren’t necessarily going to listen until it hits their bottom line.”
A man in a Flyers jersey stopped to heckle the demonstrators, who responded with words of their own. Bossart said the protest did not aim to make anyone’s day difficult.
“Our neighbors are people who work at Target, people who work at Acme; these are the neighbors who we’re trying to protect,” she said. “So we’re just trying to send a message to upper, upper management.”
Last week, demonstrators held a sit-in at a store in Minneapolis, where the company is headquartered, chanting, “Something ’bout this isn’t right ― why does Target work for ICE?”
At other Minnesota stores, demonstrators formed long lines to buy bags of winter ice melt, then immediately got back in line to return them, slowing the checkout process.
No ICE Philly, which has led demonstrations against the agency, and against the arrests of immigrants outside the city Criminal Justice Center, said Target must:
Publicly call for Immigration and Customs Enforcement to leave Minnesota.
Post signs in its stores that deny entrance to immigration agents, absent a signed judicial warrant.
Train store staff on how to respond if agents arrive.
Publicly call for Congress to end ICE funding.
Chief executives of Target and more than 60 large Minnesota companies issued a public letter on Sunday calling for an “immediate de-escalation of tensions.” It marked the first time, The New York Times reported, that the most recognizable businesses in the state weighed in on the turmoil in Minneapolis.
Critics said the letter offered too little, too late, coming after two local U.S. citizens were shot to death by federal agents.
The buyers: Mercedes Murphy, 33, healthcare worker
The house: a 1,710-square-foot townhome in Port Richmond with three bedrooms and two baths, built in 1925.
The price: listed for $289,000; purchased for $291,000
The agent: Emily Terpak, Compass
The exterior of Mercedes Murphy’s home in Port Richmond.
The ask: Murphy had a strategy for maximizing her savings: never pay more than $850 in rent. If it went above that, she would simply move, which she did several times over five years. But eventually, what started as a strategy began to feel like a trap. “The quality of the places I was willing to pay for kept dropping,” Murphy said. When her small, rat-infested apartment in Point Breeze flooded — the second place she’d lived in that had flooding issues — she decided she’d had enough and set out to find a two-bedroom house with an updated kitchen for $350,000 or less.
The search: Murphy looked across the city, including in Mt. Airy, Fishtown, and South Philly. Some houses looked good in photos, butlooked worse once she saw the surroundings. A Northwest Philly rowhouse made a great impression inside, thanks to its sparkling wood floors, but not outside. “It was just parking lots, and nobody was around,” Murphy said. “It wasn’t very safe.”
She saw a promising place in Fishtown — a beautiful house with updated appliances, right by Girard Avenue. But it was small and had only one bathroom. Murphy debated the pros and cons with her then-fiancé (now husband), Stefan Walrond, for a few days, then made an offer. Almost immediately, she regretted it. She pulled her offer less than 24 hours later. “They had so many offers already,” Murphy said, “I didn’t feel like fighting for it.”
The living room in Murphy’s Port Richmond home. She liked how large it was compared to others that she had seen.
The appeal: A week after she pulled her offer, Murphy got COVID and couldn’t attend showings. Her fiancé went to see a house in Port Richmond without her. “He did the tour,” she said. “He sent me photos and did a little video walk-through.”
Murphy could tell that this might be the one. It had everything she wanted, including lots of space, two full bathrooms, and an updated kitchen. It even had a backyard with a cherry tree and enough room for their dog. What ultimately sold her, though, were the finishes in the kitchen and upstairs bathroom: the gold faucets, the marble countertops, the built-in bench in the shower. “I loved the modern aesthetic,” Murphy said.
The deal: Murphy wanted to avoid a bidding war, so she offered $291,000, $2,000 over the asking price.
Murphy fell in love with the modern finishes, like the gold faucet, in the bathroom.
The inspection was straightforward. The only major issue was the roof. It would need to be replaced in a few years. A few of the appliances looked like they wouldn’t last very long either. Murphy didn’t ask for any concessions or credits. She just made sure she had enough money saved to pay for replacements down the line. Sure enough, the fridge broke one week after she moved in, and the roof started leaking within the year.
The money: Murphy, a self-described “huge saver,” started aggressively saving money in 2015, the year she got her first “major job.” When she went to buy a house seven years later, she had just over $100,000 in savings. “I always lived really below my means,” Murphy said. She drove an old used car, lived with roommates, and didn’t have any “crazy expenses, like video games or makeup.”
“I’m just not a big spender,” she said. Not having student loans helped too.
Murphy loved the modern aesthetic of the kitchen.
Murphy used $70,000 for a 20% down payment. She tapped into her remaining $30,000 to pay for the new roof, which cost $6,000, and a new washing machine, which cost $1,700. Her parents bought her a new fridge for $2,000.
The move: Murphy’s landlord allowed her to break thelease she shared with her fiancé due to the flooding. She hired movers for the first time ever. “I moved so much in Philly before that I knew this time I definitely wanted movers,” Murphy said. It only cost $400. “We didn’t have that much stuff,” she said, “and we weren’t going very far.”
Any reservations? Murphy and Walrond love their neighborhood and their neighbors, but they wish they lived on a quieter street. “Aramingo is a main thoroughfare,” Murphy said. “So we have a lot of emergency vehicles come by.”
Other than that, Murphy wishes she negotiated more. If she could do it all over again, she wouldn’t offer $2,000 over the asking price. She would also ask for more concessions from the seller to address the aging appliances. “I didn’t even think to do it,” Murphy said. “I was just so happy to get a house.”
Mercedes Murphy and Stefan Walrond pose with their pets Archie (left) and Onyx at their Port Richmond home on Tuesday, Jan. 13, 2026, in Philadelphia.
Life after close: Murphy hasn’t changed anything since moving in, just repaired things. The leak in the roof damaged the bedroom drywall, which she is now in the process of fixing. And she had to replace a leaky window in the office. Despite the minor inconveniences, she’s happy with her purchase. Now she’s focused on rebuilding her savings. She wants to get back to $100,000. “Let’s see if I can do it again,” she said.
The buyers: David Snelbaker, 59, finishing technician
The house: a 1,440-square-foot townhouse in Port Richmond with three bedrooms and two baths built in 1925.
The price: listed for $275,000; purchased for $269,500
The agent: Allison Fegel, Elfant Wissahickon Realtors
Snelbaker in the kitchen of his Port Richmond home.
The ask: Snelbaker didn’t want to give up his house in Graduate Hospital. He’d spent years rehabbing and repairing it. But in 2023, on the heels of a breakup, he determined he couldn’t afford to keep it on his own. He needed to downsize, but he wanted to stay in his neighborhood. Other than that, his list was short but firm: a backyard for gardening and a rowhouse that wasn’t too narrow.
His budget was $300,000 — a number driven less by lender approval than by self-preservation. “I didn’t want to be house poor,” he said. “I have friends who are. They don’t go on vacations. They’re just kind of financially stuck.”
The search: Snelbaker needed to sell his old house before he could make an offer on a new one, which made it difficult to compete in South Philly’s hot market. “A lot of the places I wanted to jump on would just go so fast,” he said.
He expanded his search and discovered better stock in Fishtown and Port Richmond. “For the same price for something in South Philly, it was a fixer-upper,” he said. “And here, it was in good shape.” Snelbaker had already lived through years of construction in his old house and wasn’t eager to do it again. “I just didn’t want to get into another fixer-upper situation,” he said.
He checked out a few places in Fishtown but settled on Port Richmond because it was closer to his work. The prices were better, too. “It was a win-win,” Snelbaker said. The only other place he considered was a recently renovated rowhouse close to the river. “It was laid out well,” he said. “That was my second choice.”
Snelbaker liked that the house was recently renovated and move-in ready.
The appeal: Snelbaker knew he’d found the one when he stepped out back. “The backyard was unbelievably, unbelievably big,” he said. “It’s like 27 feet long and 18 feet wide.” Plenty of space for the major landscaping projects he wanted to do, like planting several trees and building raised beds. Even better, one side of the yard abutted a warehouse, not another rowhouse, which gave him “a level of privacy,” he said.
Inside, the house was open, newly renovated, and neutral. “It didn’t have a lot of personality,” Snelbaker said, “but it wasn’t a lot of work either.”
The deal: Snelbaker saw the house at the end of the summer, but because he needed the proceeds from his Graduate Hospital home for a down payment, he couldn’t make an offer right away. Thankfully, the Port Richmond house lingered on the market until he sold his place in October. “I was surprised it didn’t move,” Snelbaker said.
Once his old house sold, Snelbaker moved quickly. He offered $269,500 — $5,500 under the asking price — and the seller accepted without pushback. The inspection brought little drama. The sellers, who were contractors, handled minor repairs. “They did some patching on the roof and some stuff on the brick in the front,” Snelbaker said. “There was something with the dishwasher … they repaired that. That was pretty much it.”
Since moving in, Snelbaker has added personal touches like this antler lamp to give his house more personality.
The money: Snelbaker walked away with $240,000 from the sale of his previous home. He put a chunk of it into a certificate of deposit and used the remaining $180,000 for the down payment. “I put more than 20% down because I wanted to keep my monthly payment low,” he said.
Even so, timing worked against him. Interest rates climbed to 7% as he was shopping, and insurance costs jumped a few months after he moved in. His monthly payment was originally $1,300. Now it’s $1,900. He plans to refinance once interest rates drop a few percentage points, and he’s actively looking for a better rate on his home insurance.
Snelbaker removed some of the concrete in the backyard to plant trees.
The move: Snelbaker sold his old house in mid-October and officially closed on his new one on Halloween, but he wasn’t ready to move in right away. His agent did some “fancy footwork” and worked out a deal for Snelbaker to rent his old house from its new owners for a few weeks. “She negotiated a really good timeline that gave me space to pack and wrap up everything at the old house,” Snelbaker said.
Even better, he celebrated Halloween with his old neighbors. “We handed out candy, and they made me dinner. It was very sweet,” Snelbaker said. He moved into his new home the week before Thanksgiving.
Any reservations? Without an attached neighbor on one side, the house runs colder than Snelbaker expected. He contacted an energy auditor who advised him not to do anything until he insulated the roof. It’s pricey, but worth it, Snelbaker said. “It’ll definitely increase the comfort and lower my heating bills.”
Life after close: Since moving in, Snelbaker has focused on the backyard. He removed slabs of concrete to make room for trees and raised beds. “That was important for me,” he said. “I really wanted to get a garden going again like I had in my old spot.”
It’s school-opening season for the Philadelphia School District.
On Tuesday, officials cut the ribbon on a brand-new Thomas Holme Elementary, a K-8 school in the Northeast. That celebration came exactly a week after the district opened a new middle-school building, AMY at James Martin, in Port Richmond.
“I see a place where students will have access to a 21st century education,” Holme principal Micah Winterstein said during a ceremony attended by students, school district officials, and community members. “A place where they feel like school is where they belong, a place where they will have moments each day that inspire.”
New furniture at the new Thomas Holme Elementary School.
Unlike many other sections of the city, where the district’s enrollment is shrinking, the Northeast’s school population is booming — its schools are overcrowded.
Holme, named for Pennsylvania’s first surveyor general, outgrew its old building, which was razed to make way for the new 141,000-square-foot structure. Designed with flooding natural light, welcoming learning spaces, and flexible spaces and furniture for more conversational teaching environments, the school includes state-of-the-art music rooms, a bright new gymnasium and stage, science classrooms, an interactive media commons, and a dance studio with a real hardwood dance floor.
A dance studio at the new Thomas Holme Elementary School has a real hardwood dancefloor.
“This is the shining star of the school,” said April Tomarelli, an educational facilities planner, during a tour of the sunlit dance studio.
Smaller details, like the dragon-shaped tiles in the cafeteria to match the school mascot, offer a homey touch, said April Tomarelli, an educational facilities planner, during a tour.
“Everything was done with intention,” Tomarelli said.
A music room at the new Thomas Holme School.
Students had a hand in the design of the new building — they weighed in on the facade, the playground, and the stormwater management system.
“This school comes from you,” said architect Troy Hill, who helped design the building for Blackney Hayes, adding that the students’ input included more learning spaces, outdoor classrooms, and a space for designing murals.
The outside of Thomas Holme School in Northeast Philadelphia.
The new Holme will open as the district nears completion of its long-awaited facilities master plan, which officials have said will call for some school closings and co-locations, as well as building renovations and new construction.
The average district school building was built 73 years ago, said Reginald L. Streeter, president of the board of education.
“Most Philadelphia children walk into schools older than their grandparents,” he said.
Philadelphia School District Superintendent Tony B. Watlington speaks during opening ceremonies for the new Thomas Holme Elementary School on Tuesday.
At the ribbon cutting, Superintendent Tony B. Wallington Sr. celebrated the fact that, like AMY at James Martin, the new Thomas Holme school was completed on time — and on budget.
“You’re in a school district that’s been excellent stewards of federal, state, and local tax dollars,” he said, adding that the district has its best investment-grade credit rating in 50 years.
The school library at the new Thomas Holme Elementary School.
The state-of-the-art school represents a step towards the district’s aspiration to be the “fastest-improving, large school district in the country,” he said.
“Not for bragging rights,” he said. “But because the children of Philadelphia deserve it so.”
Mike Greco, president of Penn Academy Athletic Association, which helped shepherd the project through the community, said he has two grandchildren who will be attending the new school in January. His two children had previously graduated from the old Thomas Holme, which was built in 1950.
“We needed this,” he said. “We need good things to happen everywhere in this city.”
Russell Edling has been in Philly long enough to remember when Fishtown was quiet — “pretty sleepy,” he said. That was more than a decade ago, when he was a fresh Temple grad.
Things have changed a lot since then, both for Fishtown and Edling. A musician who records under the name Golden Apples, Edling just released his fourth album, Shooting Star, in September. It’s a “record of songs about writing songs,” he said — and about trusting your creative instincts.
Edling’s own instincts extend beyond music. He also dabbles in design and helps run Freehand Supply, the art shop he and a friend opened in the neighborhood earlier this year.
“When I first moved here for college in 2008, there was nothing like that in Fishtown,” he said. “I used to bike up to Temple just to get art supplies. It feels good to be able to offer that to people now.”
Here’s how Russell Edling would spend a perfect day in Philadelphia.
7 a.m.
I get up around 7 and I like to go running. I do a casual jog through the neighborhood and loop through Penn Treaty Park, then run around the casino and come home. It feels special to wake up and, in like 15 minutes, be running by a river through a park.
9 a.m.
My wife and I have a favorite spot to get breakfast. It’s this place in South Philly called Comfort Floyd. It’s wonderful. I think it’s the best pancake I’ve ever had. All their food is so good. The ambience is very chill and pleasant, too. We will ride our bikes down there and hang out as long as we want.
After that, we will bop around South Philly a little bit. I really like Brickbat Books. It’s a great spot. They have a lot of art books, a lot of used books, a really great curated selection. They also have some records.
We will probably go to Retrospect on South Street, too. My partner, Mimi, really loves thrifting. I have less of an appetite for it. I get exhausted by the experience sometimes and have to dissociate.
Russell Edling, a musician who goes by the moniker Golden Apples, in his art supply store, Freehand, in Fishtown.
2 p.m.
On our way back up to the neighborhood, we might stop at Freehand just to make sure everything’s going all right there. Then we’ll head home to walk the dog. We have a wonderful black German short hair–pointer–lab mix. We live right by a soccer/baseball field that he loves to run around. You’re not supposed to bring your dogs in there, but everybody does anyway.
Basil cream, confit garlic, ricotta, fontina, and mozzarella atop a white pizza at Pizza Richmond.
3:30 p.m.
If it happens to be a weekend when the Richmond Street Flea is happening, we’ll definitely go to that.
There are a bunch of little shops on Richmond Street, and they all open their doors. Everybody’s out on the street. They have vendors, food, and pop-ups. Even live music.
We’ll end up popping into different shops. There’s a vintage store called Big Top. There’s Launderette Records, which is an incredible record store. There’s a jewelry store called Tshatshke, where my partner and I got our wedding bands. And there’s a great pizza spot — Pizza Richmond. They also have soft-serve ice cream. We’ll hang out at the flea market for a while. Maybe see some music, talk to some friends, and just hang out.
6:30 p.m.
If we’re still out for the day after the flea market, we’re going to see a show. Our favorite venue is Khyber Pass Pub. It’s been around for a really long time. I think Nirvana played there. Guided By Voices played there. So many legendary people have played there over the years. It’s a small, intimate space, but they have great shows all the time, and they have an incredible menu.
Franklin Fountain ice cream: “Our equivalent of a nightcap.”
11 p.m.
Our equivalent of a nightcap is ice cream at Franklin Fountain because they are open until midnight.
There are two Franklin Fountains in the same building. One is 1920s style. The other is 1950s style. No one goes to the 1950s one for some reason, so we go to that one to skip the line. I know it’s very touristy, but I have worked in ice cream throughout my life, and I think it’s the best ice cream in the city.
Alternative Middle Years at James Martin, in Port Richmond, is all but finished and ready for students to occupy after winter break.
Community members, district officials, and dignitaries gathered Tuesday to take tours and trumpet the new construction, a bright spot in a district grappling with a large stock of aging and sometimes environmentally troubled buildings.
“This is what growth looks like,” said Paula Furman, AMY at James Martin’s principal. The middle school educates 200 students in grades 6, 7, and 8.
Superintendent Tony B. Watlington Sr. and Debora Carrera, the city’s chief education officer, applaud a student performance Tuesday at AMY at James Martin, a new middle school in Port Richmond.
Sarah-Ashley Andrews, the school board vice president, noted that of the district’s roughly 300 buildings, more than 200 were built before 1978.
“Projects like this underscore why continued investment is essential,” said Andrews.
On time, on budget
Inside, the 88,000-square-foot, four-story structure at Richmond and Westmoreland Streets just off I-95 is a marvel: all light and flexible seating, makerspace, “digital flex lab” (think: computer lab), and “gymnatorium” (spiffy gym and auditorium). It has modern science labs, dedicated spaces for instrumental and vocal music, and a killer view of Center City from its rooftop outdoor classroom.
The outdoor space with a view of the Center City skyline at the new AMY at James Martin school.
The school replaces an 1894 structure razed to make way for new construction. It is the Philadelphia School District’s sixth new building in 10 years.
“It is kind of crazy, just the giant leap forward that students will be taking, just in terms of furniture, not to mention the technology,” said Melanie Lewin, a district school facilities planner who led tours of the new building. AMY at James Martin students, who have been temporarily learning in classrooms at Penn Treaty High School, used to learn in a 19th-century building; they’re relocating to a building with built-in charging outlets and “noodle chairs” that let them fidget securely while in class.
The instrumental music classroom at the new Amy at James Martin School in Philadelphia.
“This school was not just built to look fantastic,” Watlington said. “I want everyone to know that it was built on time and on budget. That is no easy feat when the price of everything is going up — inflation, tariffs, everything.”
Some neighbors showed up at Tuesday’s ribbon-cutting to celebrate. But the process was controversial at first — some protested the loss of the old AMY at James Martin historic site.
City Councilmember Mike Driscoll alluded to the past pain on Tuesday.
“It’s been a struggle, I’ll admit that,” Driscoll said. But, he said, the new school is lovely. “When you see the plans on paper, it doesn’t do it justice.”
A looming facilities master plan
AMY at James Martin’s opening comes with the district approaching a crossroads: Officials are awaiting a years-in-the-making facilities master plan, the first in decades.
While schools in the Northeast and in a few other spots are overcrowded or nearing capacity, schools in many parts of the city are dramatically underenrolled.
Custom cushioned seats in a classroom at the new Amy at James Martin School in Philadelphia.
Officials have said that some schools will likely cease to exist as part of the process, now expected to culminate early next year with Watlington making recommendations to the school board for grade reconfigurations, closures, co-locations, significant renovations, and new construction.
AMY at James Martin, in its current form, is likely to come in under the district’s minimum recommended school size, at 200 students. The school’s capacity is 500, officials said.
But Casey Laine hopes the school count grows by two in January.
One of the bathrooms for students at the new Amy at James Martin School in Philadelphia.
Laine, who lives around the corner from the new AMY at James Martin and attended Tuesday’s ribbon-cutting, is the mother of a sixth and seventh grader who currently attend Bridesburg Elementary.
She’d like her kids, a son and daughter, to transfer to AMY at James Martin if possible.
“This is beautiful,” Laine said. “I’m so excited.”
Kevin Bean was a frail 125 pounds last February when he entered a brand-new recovery house, a facility where he landed after spending four years in the throes of addiction — at times on the streets of Kensington, the epicenter of the city’s drug crisis.
The Frankford native was one of the first residents to enter the Riverview Wellness Village, the 20-acre recovery facility that Mayor Cherelle L. Parker’s administration opened in Northeast Philadelphia nearly a year ago as part of City Hall’s efforts to address opioid addiction and the Kensington drug market.
Bean, now 46 and boasting a healthier frame, just celebrated one year of sobriety and is preparing to move out of Riverview early next year.
He described his transition simply: “whole new life.”
Much of the mayor’s agenda in Kensington has been visible to the neighborhood’s residents, such as increased law enforcement and a reduction in the homeless population. But the operations and treatment outcomesat Riverview, located down a winding road next to the city’s jail complex, happen largely outside of public view. Last spring, some city lawmakers complained that even they knew little about the facility operations.
An inside look at the Riverview complex and interviews with more than a dozen residents and employees showed that, over the last year, the city and its third-party healthcare providers have transformed the facility. What was recently a construction zone is now a one-stop health shop with about 75 staff and more than 200 residents, many of whom previously lived on Kensington streets.
Those who live and work at Riverview said the facility is plugging a hole in the city’s substance use treatment landscape. For years, there have not been enough beds in programs that help people transition from hospital-style rehab into long-term stability. The recovery house industry has been plagued with privately run homes that are in poor condition or offer little support.
The grounds and residence buildings at Riverview Wellness Village, a city-owned drug recovery home in Northeast Philadelphia.
At its current capacity, Riverview has singularly increased the total number of recovery house beds in the city by nearly 50%. And residents — who are there voluntarily and may come and go as they please — have much of what they need on the campus: medical care, mental health treatment, job training, and group counseling.
They also, as of last month, have access to medication-assisted treatment, which means residents in recovery no longer need to travel to specialized clinics to get a dose of methadone or other drugs that can prevent relapse.
Arthur Fields, the regional executive director at Gaudenzia, which provides recovery services to more than 100 Riverview residents, said the upstart facility has become a desirable option for some of the city’s most vulnerable. Riverview officials said they aren’t aware of anywhere like it in the country.
“The Riverview Wellness Village is proof of what’s possible,” Fields said, “when we work together as a community and move with urgency to help people rebuild their lives.”
While the facility launched in January with much fanfare, it also faced skepticism, including from advocates who were troubled by its proximity to the jails and feared it would feel like incarceration, not treatment. And neighbors expressed concern that the new Holmesburg facility would bring problems long faced by Kensington residents, like open drug use and petty theft, to their front doors.
But despite some tenets of the mayor’s broader Kensington plan still facing intense scrutiny, the vocal opposition to Riverview has largely quieted. Parker said in an interview that seeing the progress at Riverview and the health of its residents made enduring months of criticism “well worth it.”
“I don’t know a Philadelphian who, in some way, shape, or form, hasn’t been touched by mental and behavioral health challenges or substance use disorder,” said Parker, who has spoken about how addiction shaped parts of her own upbringing. “To know that we created a path forward, to me, I’m extremely proud of this team.”
Mayor Cherelle L. Parker places a new block on the scale model of the Riverview Wellness Village on Wednesday, Jan. 8 during the unveiling of Philadelphia’s new city-operated drug treatment facility. At left is Managing Director Adam Thiel. City Councilmember Michael Driscoll is at right.Isabel McDevitt, executive director of the Office of Community Wellness and Recovery, points to a model with upcoming expansion at Riverview Wellness Village, a city-owned drug recovery home in Northeast Philadelphia on Nov. 25.Staffers move photos into place at the Riverview Wellness Village on Jan. 8 before the unveiling of Philadelphia’s new city-operated drug treatment facility.
Meanwhile, neighbors who live nearby say they have been pleasantly surprised. Pete Smith, a civic leader who sits on a council of community members who meet regularly with Riverview officials, said plainly: “There have been no issues.”
“If it’s as successful as it looks like it’s going to be,” he said, “this facility could be a model for other cities throughout the country.”
Smith, like many of his neighbors, wants the city’s project at Riverview to work because he knows the consequences if it doesn’t.
His son, Francis Smith, died in September due to health complications from long-term drug use. He was 38, and he had three children.
Getting a spot at Riverview
The sprawling campus along the Delaware River feels more like a college dormitory setting than a hospital or homeless shelter. Its main building has a dining room, a commercial kitchen, a gym, and meditation rooms. There are green spaces, walking paths,and plans for massive murals on the interior walls.
Katherine Young, director of Merakey at Riverview Wellness Village, talks with a resident at the city-owned drug recovery home in Northeast Philadelphia on Nov. 25.
Residents live and spend much of their time in smaller buildings on the campus, where nearly 90% of the 234 licensed beds are occupied. The city plans to add 50 more in January.
Their stays are funded through a variety of streams. The city allocated $400 million for five years of construction and operations, a portion of which is settlement dollars from lawsuits against pharmaceutical companies that manufactured the painkillers blamed for the opioid crisis.
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To get in to Riverview, a person must complete at least 30 days of inpatient treatment at another, more intensive care facility.
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Still, residents at Riverview have come from more than 25 different providers, according to Isabel McDevitt, the city’s executive director of community wellness and recovery. The bulk were treated at the Kirkbride Center in West Philadelphia, the Behavioral Wellness Center at Girard in North Philadelphia, or Eagleville Hospital in Montgomery County.
They have ranged in age from 28 to 75. And they have complex medical needs: McDevitt said about half of Riverview’s residents have a mental health diagnosis in addition to substance use disorder.
She said offering treatment for multiple health conditions in one place allows residents to focus less on logistics and more on staying healthy.
“Many of the folks that are at Riverview have long histories of substance use disorder, long histories of homelessness,” she said. “So it’s really the first time a lot of people can actually breathe.”
When new residents arrive, they go through an intake process at Riverview that includes acute medical care and an assessment for chronic conditions. Within their first week, every resident receives a total-body physical and a panel of blood work.
“They literally arrive with all of their belongings in a plastic bag and their medications and some discharge paperwork,” said Ala Stanford, who leads the Black Doctors Consortium, which provides medical services at Riverview. “We are the ones who greet them and help get them acclimated.”
Stanford — who this fall announced a run for Congress — said doctors and nurses at Riverview have diagnosed and treated conditions ranging from drug-related wounds to diabetes to pancreatic cancer. And patients with mental health needs are treated by providers from Warren E. Smith Health Centers, a 30-year-old organization based in North Philadelphia.
Physician Ala Stanford in an examination room at the primary medical care center run by her Black Doctors Consortium at Riverview Wellness Village, a city-owned drug recovery home in Northeast Philadelphia, on Nov. 25.Francesca Colon (right), a recovery support professional with Gaudenzia, brings people in recovery to the main entrance of the Meetinghouse at Riverview Wellness Village on Nov. 25.
Residents’ schedules are generally free-flowing and can vary depending on their wants and needs. About 20% have jobs outside the campus. Culinary arts training will be available in the next month or so. And residents can meet with visitors or leave to see family at any time.
They also spend much of their time in treatment, including individual, family, and group therapy. On a recent day, there were group sessions available on trauma recovery, managing emotions, and “communicating with confidence.”
Vernon Kostic, a 52-year-old Port Richmond native who said he has previously been homeless, has been in and out of drug treatment facilities for years.
He said he’s been content as a Riverview resident since July, and called it “one of the smartest things that the city has ever done.”
“We have the doctor’s office right over here,” he said. “They’ve got counseling right here. Everything we need. It’s like a one-stop recovery place.”
Resident Vernon Kostic heads to a group meeting at Riverview Wellness Village on Nov. 25.The dining room and meeting room in the Meetinghouse at Riverview Wellness Village. At rear left is a brand-new, industrial, restaurant-quality kitchen that was not operational yet on Nov. 25.
Finding ways to stay at Riverview
Finding success in recovery is notoriously hard. Studies show that people who stay in structured sober housing for at least six months after completing rehab see better long-term outcomes, and Riverview residents may stay there for up to one year.
But reaching that mark can take multiple tries, and some may never attain sobriety. McDevitt said that on a monthly basis, about 35 people move into Riverview, and 20 leave.
Some who move out are reunited with family and want to live at home. Others simply were not ready for recovery, McDevitt said, “and that’s part of working with this population.”
Fields said a resident who relapses can go back to a more intensive care setting for detoxification or withdrawal management, then return to Riverview at a later time if they are interested.
“No one is punished for struggling,” he said. “Recovery is a journey. It takes time.”
Providers are adding new programming they say will help residents extend their stays. Offering medication-assisted treatment is one of the most crucial parts, said Josh Vigderman, the senior executive director of substance use services at Merakey, one of the addiction treatment providers at Riverview.
Entry to the primary medical care center run by the Black Doctors Consortium at Riverview Wellness Village.The main entry Meetinghouse at Riverview Wellness Village.Naloxone (Narcan) in an “overdose emergency kit” at Riverview Wellness Village.
In the initial months after Riverview opened its doors, residents had to travel off campus to obtain medication that can prevent relapse, most commonly methadone and buprenorphine, the federally regulated drugs considered among the most effective addiction treatments.
Typically, patients can receive only one dose of the drug at a time and must be supervised by clinicians to ensure they don’t go into withdrawal.
Vigderman said staff suspected some residents relapsed after spending hours outside Riverview, at times on public transportation, to get their medication.
This fall, Merakey — which was already licensed to dispense opioid treatment medications at other locations — began distributing the medications at Riverview, eliminating one potential relapse trigger for residents who no longer had to leave the facility’s grounds every day.
Interest in the program has been strong, Vigderman said, with nearly 80 residents enrolling in medication-assisted treatment in just a few weeks. Merakey is hiring more staff to handle the demand.
What’s next at Riverview
The city is eying a significant physical expansion of the Riverview campus, including a new, $80 million building that could double the number of licensed beds to more than 500. That would mean that about half of the city’s recovery house slots would be located at Riverview.
Parker said the construction is “so important in how we’re going to help families.” She said the process will include “meticulous design and structure.”
“The people who come for help,” she said, “we want them to know that we value them, that we see them, and that we think enough of them to provide that level of quality of support for them.”
In the meantime, staff are working to help the center’s current residents — who were among the first cohort to move in — plot their next steps, like employment and housing.
A rendering of the new, $80 million five-story building to be constructed on the campus of Riverview Wellness Village. It will include residences and medical suites.
That level of support, Vigderman said, doesn’t happen in many smaller recovery houses.
“In another place, they might not create an email address or a resumé,” he said. “At Riverview, whether they do it or not is one thing. But hearing about it is a guarantee.”
Bean is closing in on one year at Riverview. He doesn’t know exactly what’s next, but he does have a job prospect: He’s in the hiring process to work at another recovery house.
“I’m sure I’ll be able to help some people,” he said. “I hope.”
Emily Phillips and her family never slam doors or walk too heavily inside their North Philadelphia rowhouse. They’re afraid of what too much movement could do to the vacant house next door.
In early August, a back window and part of a wall came crashing down during harsh winds and rain. An inspector for the city’s Department of Licenses and Inspections declared the vacant rowhouse “imminently dangerous,” which means it is at risk of collapsing.
“I never know when something’s going to actually happen,” Phillips said in late October. “We know it’s just a matter of time. … I’m so scared right now.”
Across Philadelphia, families are living in a limbo of anxiety next to buildings that the city has determined are unsafe or imminently dangerous. The buildings at greatest risk of collapse are usually vacant.
Renters Emily Phillips (left) and Dayani Lemmon examine the basement wall that their home shares with the abandoned and dangerous rowhouse next door.
Philadelphians rely on the city to keep an eye on vacant properties that are or could become dangerous. And in 2016, the city rolled out a method for determining which properties were likely to be vacant. L&I’s commissioner at the time said the inventory tool was making the department more proactive in protecting the public from deteriorating vacant buildings.
But L&I officials now say the department no longer uses the tool. They said the department mainly relies on residents’ complaints and its list of vacant property licenses — which L&I admits is a massive undercount — to monitor empty buildings.
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L&I points out that property owners are responsible for securing vacant properties and repairing dangerous buildings, and the department steps in as resources and laws allow.
Around the time Inquirer reporters spoke with Phillips, the city’s spreadsheet of likely vacant properties listed about 8,000 vacant buildings — a potentially serious threat to their neighbors. An Inquirer analysis of the city’s list of imminently dangerous buildings showed that 79% of those also appeared on the list of likely vacant buildings.
Just under half of those vacant and imminently dangerous buildings were rowhouses, which are especially risky to neighbors because of shared walls. This risk is not borne equally by all of Philadelphia’s residents.
Emily Phillips and her landlord, Samantha Wismann, stand next to a neighboring abandoned rowhouse, where part of a wall collapsed and a tree grows inside.
Nearly eight in 10 of all such rowhouses are in the poorest 25% of the city’s zip codes. The zip code with the most such rowhouses — 19132, where Phillips lives — has a median income of $31,000, according to the latest Census Bureau data. Philadelphia’s median household income is $61,000.
Seven in 10 vacant rowhouses that the city identified as imminently dangerous are in the 34% of the city’s zip codes that are predominantly Black. Roughly nine in 10 residents in 19132 are Black.
Dianna Coleman, a community activist who lives in Southwest Philadelphia, called vacant properties “one of Philadelphia’s most pressing and overlooked crises.”
This summer, a hole opened in the back of an abandoned rowhouse that is connected to a North Philadelphia house owned by Samantha Wismann.
When Coleman and a group of residents in Southwest and West Philadelphia came together last summer to organize around quality of life issues, residents’ top concern was fixing vacant properties. They partnered with the grassroots social justice nonprofit OnePA and launched their first campaign — asking the city to deal with abandoned buildings and vacant lots.
“While we recognize that the city has taken steps — demolishing some buildings, addressing some lots — the pace is way too slow, the resources too scarce, and the strategy too weak,” Coleman, cochair of OnePA West/Southwest Rising, said at a news conference this summer. “Unsafe buildings are left standing for years, growing more hazardous, pulling down property values, and pushing people out of their homes.”
The vacant rowhouse next to Emily Phillips’ North Philadelphia home had its collapsing porch roof removed, but the rest of the home remains in disrepair.
The city’s questionable vacancy data
About a decade ago, the city started using an algorithm that takes feeds from a variety of datasets (such as whether a property has had its water cut off) to determine whether a property is likely to be vacant.
City officials celebrated the tool when it launched.
“Protecting the public from deteriorating vacant, abandoned properties as they grow more and more likely to collapse is critical to L&I’s mission,” former L&I Commissioner David Perri said in a 2016 news release announcing the index. “The Vacant Property Model and dataset are making us more proactive and strategic in carrying out that mission.”
But the reliability of the city’s list of likely vacant buildings and lots was recently called into question by individuals who have worked closely with the tool and collaborated with city officials in the past.
For more than three years, Clean & Green Philly, a nonprofit that — until its closure earlier this year — used data to help Philadelphians deal with vacant properties in their neighborhoods, relied on the city’s tool in combination with other data to identify vacant properties in greatest need of addressing.
But last year, founder Nissim Lebovits and the organization’s former executive director, Amanda Soskin, noticed something was wrong.
For years, the city’s list of suspected vacant properties had hovered somewhere around 40,000 records — buildings and land combined. But then, according to Lebovits and Soskin, that number plunged to around 24,000 in June 2024.
“And at first I was like, ‘OK. Something’s probably broken,’ and we looked into it,” Lebovits said. “And we realized that the city’s actual underlying datasets were no longer reporting the same number of vacant properties.”
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The spreadsheet was showing only about 14,000 records as of this June, according to Lebovits and Soskin.
Then at some point between June and early November, the index grew to about 37,000 total properties.
Inquirer reporters began investigating the connection between vacancy and structural deficiencies in buildings after the April collapse of an abandoned rowhouse in Sharswood. At that time, L&I offered the vacancy index while asserting it could not provide detailed information about the data and referring reporters to CityGeo, the department that developed and maintains the index.
At no point during an hour-long interview with the department’s chief data officer in early June did city officials mention any concerns about the reliability of the data.
Reporters learned about issues with the data when Lebovits and Soskin wrote an article for The Inquirer’s opinion section later that month detailing their concerns. They wrote that city sources told them the process of collecting and publishing vacancy estimates “was quietly discontinued after [Mayor Cherelle L.] Parker took office.”
In an email, a CityGeo spokesperson said the city has not stopped updating the index, asserted that its accuracy depends on continued updates from various departments, and noted that CityGeo pauses updates “every few years” for “a month or so” to ensure the tool continues to work, most recently this past summer.
The spokesperson did not respond to questions about why the index’s size had varied so greatly recently. Lebovits and Soskin told The Inquirer that nobody from the city reached out to them after their article was published.
“My big takeaway here is that the lack of transparency around this dataset is a major liability,” Lebovits wrote in an email. “Having so little accountability regarding data production and quality seriously hampers any community groups trying to use these data and undermines the credibility of the City’s vacancy work.”
The tree inside an abandoned North Philadelphia rowhouse towers above the roofs of the house and its neighbor, owned by Samantha Wismann.
‘Very, very scary’
When Phillips’ landlord, Samantha Wismann, bought the house on North Woodstock Street in 2020, she didn’t know that its neighbor was vacant.
Wismann noticed the house looked a little shabby, but it wasn’t until Phillips moved in the following year that the women saw no one lived there. They didn’t know how long it had been vacant, but they watched it quickly deteriorate.
Most pressing back then was the collapsing porch roof, which was dragging down the roofs of the porches on either side of it.
Someone eventually tore it down. But the rest of the home remains in disrepair.
“It’s very, very scary,” Wismann said in October, “because eventually, if it’s not handled, it’s gonna come down.”
Cracks snake between the homes.
From the women’s backyard, through the door-sized hole in the back of the neighboring house, they can see past splintered beams and an abandoned refrigerator, beyond the staircase that leads to the second floor, and straight through to the front door.
Then there’s the tree that’s growing inside the vacant house. It has pushed outward through bricks and plaster and busted a second-story window. The tree’s branches tower over the homes, and some have reached the window of the bedroom where Phillips’ grandchildren stay.
L&I’s Contractual Services Unit is responsible for inspecting unsafe and imminently dangerous properties and administers the city’s demolition program. The unit has 10 members and openings for two more inspectors, said Basil Merenda, commissioner for L&I’s Inspections, Safety & Compliance division.
“We’re out there doing our job,” he said. “We’re out there making sure that these unsafe and [imminently dangerous] properties are properly addressed through procedures and that public safety is always being maintained.”
Renter Dayani Lemmon looks at the abandoned property located next door to his home in North Philadelphia.
But a 2024 report by the City Controller’s Office said the unit used to have 15 inspectors, which the office said was not enough to keep up with inspections of unsafe and imminently dangerous properties.
Merenda said L&I is “making do with what we have” and mobilizes inspectors in other units when needed.
After L&I declares a property to be unsafe or imminently dangerous, it must issue notices to the property owner, who is responsible for repairs. The department can take unresponsive owners to court and pursue demolition in emergency situations, such as when a property is likely to collapse, is next to an occupied building, and has recent structural failures, Merenda said. The city demolishes imminently dangerous buildings in order of the risk officials determine they pose.
A tree can be seen growing inside the vacant North Philadelphia rowhouse through a hole in the back wall, which partially collapsed this summer.
The city charges owners for tear-down costs and places liens on properties if they do not pay.
L&I was unable to say how many such tear-downs the department has conducted this year and referred questions about the cost of demolitions — and the proportion of those costs recouped from owners — to the city’s Department of Revenue. The revenue department did not provide any figures to The Inquirer.
“In many, many cases, property owners surface at the last minute and request a continuance, request a temporary restraining order from us going in and demolishing the property,” Merenda said. “And you know, that’s the purview of the courts. It’s beyond us.”
In the meantime, people living next to dangerous properties are left in the dark.
Kate and Dan Thien and their daughter stand in the backyard of their Port Richmond home, the foundation of which is cracking because of weed trees next door.
Frustrated with L&I
After the back of the abandoned rowhouse on North Woodstock Street opened up this summer, Phillips led an L&I inspector through her home so he could see.
“He went in the backyard, he looked over and was like, ‘My god!’” Phillips said. “I said, ‘Yeah, I can see right through their house.’ And he looked up and was like, ‘It’s a tree!’ I said, ‘Yeah, the tree is pushing the house out.’”
The inspector put an orange “imminently dangerous” notice on a front window, and Phillips and her landlord thought they wouldn’t have to worry much longer. But days after the notice went up, it was ripped down.
Weeds from the neighboring vacant property surround Kate and Dan Thien’s home in Port Richmond.
The property has attracted rats and mice. Water leaked into Phillips’ basement until her landlord reinforced the shared wall with concrete.
For months, her landlord got no response from the city to her calls and emails asking for help.
On Nov. 20 — 3 ½ months after the partial collapse — an L&I inspector visited the vacant rowhouse to post a “final notice” that the owner must repair or demolish the home or else the city will have it demolished.
Kate and Dan Thien are trying to live with the vacant property next to their rowhouse in Port Richmond as they wait for the city to respond to their 311 complaints.
When they bought their house in February 2024, they saw that the neighboring backyard was a mess, but they didn’t know the house was vacant.
Renters who had lived in what is now the Thiens’ home had used and maintained the neighboring backyard. But it quickly became overgrown. Neighbors later told the Thiens that the home had been vacant for more than a decade.
The backyard of the abandoned North Philadelphia rowhouse is full of debris.
“Pretty much the entire neighborhood knows about this house,” Kate Thien said.
She and neighbors on the other side have filed complaints with the city. The property has racked up 19 violations since 2012. Public records show that the city cited the property for “high weeds” last fall and most recently inspected it last December. The property passed inspection.
A year later, a weed tree’s branches stretch above and behind the Thiens’ two-story home. Tree roots are growing into their home’s foundation and cracking the concrete. Trees are “very rapidly growing” as Thien waits for the city to do something, she said. She worries about her home’s property value as the situation worsens.
This abandoned property on Spruce Street in West Philadelphia, pictured on July 30, was one of the houses on a list of problem vacant properties compiled by OnePA West/Southwest Rising.
“It’s not going away,” she said.
Annette Randolph and her husband, Dennis, live in a Point Breeze rowhouse next to a home that’s been vacant for more than a decade and that the city classifies as unsafe, a step below imminently dangerous. Four generations of her family have lived in her home. She hopes she’s not the last.
A tree growing inside the vacant house burst through its back roof, next to a tarp-covered hole. Randolph has had to repair her own roof because of damage from next door. Water gets into her basement.
The home’s legal owners are dead. A scheduled sheriff’s sale in 2011 for overdue property taxes gave Randolph hope for a resolution. But right before the sale, someone paid part of the tax bill to stop it.
On Nov. 20, an inspector with Philadelphia’s Department of Licenses and Inspections posted a final notice on the vacant North Philadelphia rowhouse that says owners must repair or demolish the home.
Now, “for sale” signs hang in the front windows, and a contractor showed up last week. Randolph hopes any work on the house won’t damage the one she’s called home for 66 years.
She has lost track of the number of times she’s called 311 about the situation. She’s felt helpless. When she needed new homeowner’s insurance, companies told her they wouldn’t insure her or would charge more because of the attached vacant and unsafe house.
“L&I and the city I blame for allowing this type of stuff to happen,” Randolph said.
Merenda said L&I hears neighbors’ complaints, “and we’re going to try to take action as efficiently and properly as possible.”
“I want to make, during my watch, L&I more accessible, responsive, and accountable to the neighbors, stakeholders, contractors, developers, average citizens, the City Council,” he said.
A collapsing roof was removed but the rest of the vacant rowhouse was left to deteriorate.
Neighbors band together
In September 2024, OnePA West/Southwest Rising launched its campaign to get the city to deal with abandoned properties.
The group created a list of 20 of the worst ones as submitted by neighbors. Among the vacant buildings, some had collapsing porches, one’s basement had flooded and damaged a neighbor’s house, and one’s walls were crumbling. Some had squatters, including a property where human waste was dumped in the backyard.
City Councilmember Jamie Gauthier’s office got the group a meeting with staff at L&I this January.
As a result, this summer, the group celebrated successes: five lots cleaned by the Pennsylvania Horticultural Society, three properties cleaned and sealed by the city, five properties whose owners the city took to court, and three properties that were repaired and returned to use.
The group believes it was able to get L&I to act because it had the weight of a Council member behind it.
“I do think L&I is overwhelmed. I don’t think they have enough staff to really stay on top of this,” said Eric Braxton, project director for OnePA West/Southwest Rising. “But clearly there are people in leadership that care about our communities and are trying to do the right thing.”
Now the group plans to push for systemic change. It wants the city to make small repairs to stabilize vacant buildings and charge the owners.
“There’s a gap in the system when it comes to dealing with unsafe abandoned buildings,” Braxton said. “The result of that is that those buildings just get worse and worse until they are imminently dangerous and have to be demolished.”
