{"asOf":"2026-07-24T16:05:12.550Z","block":"1900-1999 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-pine-st","address":"1916 PINE ST","parcelNumber":"081080700","source":"https://property.phila.gov/?p=081080700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"21","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"House","owner":"DAVIES JOHN H","coOwner":"DAVIES HELEN H","marketValue":1396000,"landAssessment":279200,"improvementAssessment":1116800,"livableArea":2589,"yearBuilt":1800,"lastSale":{"price":1,"date":"2002-01-17T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.946463634758366,"lng":-75.1737455727849,"geom":{"type":"Polygon","coordinates":[[[-75.173693868,39.946558189],[-75.173736949,39.946362657],[-75.173797819,39.946369602],[-75.173753591,39.946565577],[-75.173693868,39.946558189]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1253,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":true,"mail":"1916 PINE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":790300,"taxable":760300,"land":82057,"improvement":708243,"taxableLand":82057,"taxableImprovement":678243,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":790300,"taxable":760300,"land":237090,"improvement":553210,"taxableLand":237090,"taxableImprovement":523210,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":790300,"taxable":760300,"land":237090,"improvement":553210,"taxableLand":237090,"taxableImprovement":523210,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":934600,"taxable":894600,"land":280300,"improvement":654300,"taxableLand":280300,"taxableImprovement":614300,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":965800,"taxable":920800,"land":289657,"improvement":676143,"taxableLand":289657,"taxableImprovement":631143,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":965800,"taxable":920800,"land":289657,"improvement":676143,"taxableLand":289657,"taxableImprovement":631143,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":965800,"taxable":920800,"land":289657,"improvement":676143,"taxableLand":289657,"taxableImprovement":631143,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":1121800,"taxable":1041800,"land":224360,"improvement":897440,"taxableLand":224360,"taxableImprovement":817440,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":1121800,"taxable":1041800,"land":224360,"improvement":897440,"taxableLand":224360,"taxableImprovement":817440,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":1306800,"taxable":1206800,"land":261360,"improvement":1045440,"taxableLand":261360,"taxableImprovement":945440,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":1306800,"taxable":1206800,"land":261360,"improvement":1045440,"taxableLand":261360,"taxableImprovement":945440,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1396000,"taxable":1296000,"land":279200,"improvement":1116800,"taxableLand":279200,"taxableImprovement":1016800,"exemptLand":0,"exemptImprovement":100000}],"taxNow":16893,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"GM-2021-006445","date":"2021-06-30","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-09-08","scope":"tear off existing layers of rubber roofing, remove debris install new copper drop tubes, and fasten with screws and plates install a mill base sheet install a granulated rubber roofing system to include all walls and curb install all proper flashings and counter flashing to firestone standards install new round copper down spouts"},{"number":"ZP-2023-000410","date":"2023-01-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF 4TH FLOOR ADDITION ON THE TOP OF THE REAR THREE-STORY PORTION AND ADDITION OF ROOF DECK ACCESSED BY A PILOTHOUSE TO THE EXISTING ATTACHED STRCUCTURE, SIZE AND LOCATION AS SHOWN ON THE PLANS. AMENDMENT TO CHANGE BUILDING HEIGHT AND REMOVE ORIGINALLY PROPOSED PILOTHOUSE."},{"number":"RP-2024-002259","date":"2024-06-22","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-12-04","scope":"For the erection of an addition above an existing attached structure to include a roof deck. Size and location per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work."},{"number":"EP-2024-009125","date":"2024-09-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-01","scope":"Change 200 amp panel and update grounding. Supply and install 10/3 wire to the basement elevator area. Assuming we are given a chase to run the wires up to the top floor from the basement for the new home runs. Supply and install wire operated smoke detectors and carbon/smoke combos for the residence. (Plaster and lath to be cut by G.C. to reach each bedroom and common areas of the hallways on each floor). Demo out existing wiring and safe end wires. Supply and install receptacles for the new sun room on the top floor. Supply and install 4 recessed lights in the sun room and 2 in the hallway area. Supply and install one light, one switch and one receptacle for the rooftop deck. Supply and install a switch and light for the attic area. Supply and install wiring for the mini split and AC compressor (1- 20 amp and 1- 2 pole 20 amp circuits)."},{"number":"PP-2024-016754","date":"2024-12-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-03","scope":"install sink on the 3rd floor"},{"number":"MP-2024-005528","date":"2024-12-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-03","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require the submission of construction and site plans. PHILADELPHIA HISTORICAL APPOVAL- Any new exterior mechanical equipment to be located in an area not visible from surrounding public rights-of-way."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2021-006445 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}