{"asOf":"2026-07-26T16:10:34.782Z","block":"1200-1299 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-reed-st","address":"1216 REED ST","parcelNumber":"012413105","source":"https://property.phila.gov/?p=012413105","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"BELLA SOUTH LLC","coOwner":null,"marketValue":764600,"landAssessment":152920,"improvementAssessment":611680,"livableArea":2205,"yearBuilt":1920,"lastSale":{"price":210000,"date":"2016-09-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"3371878","date":"2013-09-24","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371879","date":"2013-09-24","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371875","date":"2013-09-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371874","date":"2013-09-24","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371876","date":"2013-09-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371877","date":"2013-09-24","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4150404","date":"2016-11-18","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"403660","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-09-24","completedDate":"2016-08-03","violations":[{"number":"3371878","date":"2013-09-24","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371879","date":"2013-09-24","code":"PM-306.2/4","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371875","date":"2013-09-24","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371874","date":"2013-09-24","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371876","date":"2013-09-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3371877","date":"2013-09-24","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"564256","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-11-21","completedDate":"2017-01-03","violations":[{"number":"4150404","date":"2016-11-18","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":6,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"403660","date":"2013-09-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"403660","date":"2013-12-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"403660","date":"2014-02-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"403660","date":"2016-08-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"564256","date":"2016-11-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"564256","date":"2017-01-03","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":1},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93238279841194,"lng":-75.16478969849989,"geom":{"type":"Polygon","coordinates":[[[-75.164744696,39.932458017],[-75.164780312,39.932299856],[-75.164834357,39.932307221],[-75.164799636,39.932465283],[-75.164744696,39.932458017]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":3,"baths":2,"stories":2,"lotArea":877,"zoning":"ICMX","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1216 REED ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A TWO (2) STORY ADDITION AND ROOF DECKS, REMOVAL OF AN EXISTING 9' SECTION AT THE 1ST AND 2ND FLOOR AT THE REAR OF THE PROPERTY AND A PROPOSED FULL CELLAR (SIZE AND LOCATION TO BE AS SHOWN IN THE APPLICATION) AS P","status":"In Process","outcome":null,"date":"2026-06-24","number":"18994","relatedPermit":null},{"type":"RB_LIRB","grounds":"THE PROPERTY IS UNDER A DEVELOPMENT STATUS AND THE PREMISES IN VIOLATION WILL BE ADDRESSED AS PART OF THE SUBDIVISION DEVELOPMENT PLANS.","status":"OPEN","outcome":"City affirmed","date":"2013-11-29","number":"21477","relatedPermit":"403660"}],"taxYears":[{"year":2015,"total":45.5,"principal":0,"interest":0,"penalty":0}],"taxNet":45.5,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":100000,"taxable":100000,"land":17988,"improvement":82012,"taxableLand":17988,"taxableImprovement":82012,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":100000,"taxable":100000,"land":49000,"improvement":51000,"taxableLand":49000,"taxableImprovement":51000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":100000,"taxable":100000,"land":49000,"improvement":51000,"taxableLand":49000,"taxableImprovement":51000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":529700,"taxable":190000,"land":121800,"improvement":407900,"taxableLand":121800,"taxableImprovement":68200,"exemptLand":0,"exemptImprovement":339700},{"y":2020,"v":574000,"taxable":190000,"land":132000,"improvement":442000,"taxableLand":132000,"taxableImprovement":58000,"exemptLand":0,"exemptImprovement":384000},{"y":2021,"v":574000,"taxable":190000,"land":132000,"improvement":442000,"taxableLand":132000,"taxableImprovement":58000,"exemptLand":0,"exemptImprovement":384000},{"y":2022,"v":574000,"taxable":190000,"land":132000,"improvement":442000,"taxableLand":132000,"taxableImprovement":58000,"exemptLand":0,"exemptImprovement":384000},{"y":2023,"v":679100,"taxable":206446,"land":135820,"improvement":543280,"taxableLand":135820,"taxableImprovement":70626,"exemptLand":0,"exemptImprovement":472654},{"y":2024,"v":679100,"taxable":206446,"land":135820,"improvement":543280,"taxableLand":135820,"taxableImprovement":70626,"exemptLand":0,"exemptImprovement":472654},{"y":2025,"v":757400,"taxable":230250,"land":151480,"improvement":605920,"taxableLand":151480,"taxableImprovement":78770,"exemptLand":0,"exemptImprovement":527150},{"y":2026,"v":757400,"taxable":230250,"land":151480,"improvement":605920,"taxableLand":151480,"taxableImprovement":78770,"exemptLand":0,"exemptImprovement":527150},{"y":2027,"v":764600,"taxable":232438,"land":152920,"improvement":611680,"taxableLand":152920,"taxableImprovement":79518,"exemptLand":0,"exemptImprovement":532162}],"taxNow":3223,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"369035","date":"2012-01-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-01-26","scope":"LOT3 SFD UNITS WITH 3RD STORY ADDITIONAL 1 STORY."},{"number":"570593","date":"2014-10-30","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2014-10-30","scope":"EXTENSION OF PERMIT #369035 PURSUANT TO PA ACT 87. THIS EXTENSION TO EXPIRE ON JULY 2, 2016 UNLESS EXTENDED BY ANOTHER PORTION OF THE PHILADELPHIA CODE."},{"number":"702479","date":"2016-06-23","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-09-12","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"719623","date":"2016-09-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-16","scope":"RENOVATION OF A 3 STORY ROWHOME, INTERIOR WORK AND THE REPLACEMENT OF ENTRY DOOR AND STREET FACING WINDOWS. EZ PERMIT STADARD ALTERATIONS - FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS."},{"number":"721212","date":"2016-09-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-11","scope":"REWIRING ENTIRE HOUSE AND INSTALL 100AMP SERVICE WITH RECEPTACLES, SWITCHES,LIGHTS,FIXTURES,SMOKES AND CO DETECTORS AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"731208","date":"2016-10-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-02","scope":"INSTALL NEW 5\"LATERAL,CURB TRAP,FAI AND HOUSE DRAIN TO CONNECT EXSITING INSIDE RAIN CONDUCTOR AND 2-4\"BRANCH LINES TO START FUTURE STACKS, ALSO INSTALL A NEW 3/4\"WATER DISTRIBUTION PIPE-PA1#20162952279-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"734756","date":"2016-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-09","scope":"INSTALL KITCHEN SINK, 3-TOILET, 2-TUBS, 1-SHOWER, 4-LAVS, 1-WASHING MACHINE & 1-ELECTRIC WATER HEATER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"743141","date":"2016-12-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-09","scope":"INSTALL 1 DUCTLESS SPLIT SYSTEM (SFD)"},{"number":"768083","date":"2017-05-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-09","scope":"INSTALLING TWO OPERABLE EGRESS WINDOWS ON EXTERIOR WALL REAR, ONE ON EXISTING OPENING ON FIRST FLOOR REAR AND ONE ON SECOND FLOOR REAR.DETAILS AS SHOWN ON THE ATTACHED PLAN."}],"storyTag":"Renovated & sold on","storyDelta":13,"timeline":[{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"sale","p":210000},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #369035: COMPLETED. The history also contains “PERM Z- NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 3, 2017.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}