{"asOf":"2026-07-27T13:57:39.725Z","block":"300-399 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-16th-st","address":"327 S 16TH ST","parcelNumber":"081154900","source":"https://property.phila.gov/?p=081154900","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O70","buildingCodeNew":"21","buildingClass":"ROW 4 STY MASONRY","buildingClassNew":"ROW OLD STYLE","useLabel":"Multi-family","owner":"327 S 16TH LLC","coOwner":null,"marketValue":1574400,"landAssessment":314800,"improvementAssessment":1259600,"livableArea":4409,"yearBuilt":1800,"lastSale":{"price":1050000,"date":"2020-11-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"5124230","date":"2019-06-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"691658","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2019-06-20","completedDate":"2020-01-10","violations":[{"number":"5124230","date":"2019-06-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"691658","date":"2019-06-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"691658","date":"2019-07-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"691658","date":"2020-01-10","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94645580820472,"lng":-75.16797800942969,"geom":{"type":"Polygon","coordinates":[[[-75.167810128,39.946459401],[-75.167809831,39.946408779],[-75.168156186,39.946453118],[-75.16814574,39.946503161],[-75.167810128,39.946459401]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-018669","type":"Fire Alarm Certification","inspectionDate":"2022-12-07","result":"Certified","expirationDate":"2023-12-07","buildingId":"1424525"},{"number":"BC-2026-012579","type":"Fire Alarm Certification","inspectionDate":"2026-04-02","result":"Deficient","expirationDate":null,"buildingId":"1424525"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":1734,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"24 LOUELLA CT, WAYNE PA, 19087","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of a two (2) story addition above the rear single-story portion of an existing attached structure (w/o any change to existing building footprint), size and location as shown on plan/application. For use as multi-fami","status":"Completed","outcome":"Denied","date":"2021-03-18","number":"ZP-2020-007636","relatedPermit":"ZP-2020-007636"},{"type":"ZBA Permit Denial - Variance","grounds":"Remand from CCP","status":"In Process","outcome":"Complete","date":"2021-09-19","number":"HA-2021-003342","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1012400,"taxable":982400,"land":123616,"improvement":888784,"taxableLand":123616,"taxableImprovement":858784,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":1012400,"taxable":982400,"land":303720,"improvement":708680,"taxableLand":303720,"taxableImprovement":678680,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":1012400,"taxable":982400,"land":303720,"improvement":708680,"taxableLand":303720,"taxableImprovement":678680,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":1230100,"taxable":1190100,"land":369000,"improvement":861100,"taxableLand":369000,"taxableImprovement":821100,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":1271100,"taxable":1271100,"land":381299,"improvement":889801,"taxableLand":381299,"taxableImprovement":889801,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1271100,"taxable":1271100,"land":381299,"improvement":889801,"taxableLand":381299,"taxableImprovement":889801,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1271100,"taxable":1271100,"land":381299,"improvement":889801,"taxableLand":381299,"taxableImprovement":889801,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1368200,"taxable":1368200,"land":273640,"improvement":1094560,"taxableLand":273640,"taxableImprovement":1094560,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1368200,"taxable":1368200,"land":273640,"improvement":1094560,"taxableLand":273640,"taxableImprovement":1094560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1016300,"taxable":1016300,"land":203260,"improvement":813040,"taxableLand":203260,"taxableImprovement":813040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1016300,"taxable":1016300,"land":203260,"improvement":813040,"taxableLand":203260,"taxableImprovement":813040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1574400,"taxable":1574400,"land":314800,"improvement":1259600,"taxableLand":314800,"taxableImprovement":1259600,"exemptLand":0,"exemptImprovement":0}],"taxNow":14226,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"963489","date":"2019-04-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-01-10","scope":"- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"981458","date":"2019-05-31","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-09-20","scope":"REUSE EXITING BRICK AND SPOT REPOINT. LIME WORKS DGM RED/RECONSTRUCT SILL BROWN HEAVY DUTY CLEANER LESS THAN 500 PSI. HISTORIC STAFF TO REVIEW SAMPLES IN FIELD FOR APPROVAL. NO COATING AS PER HISTORIC APPROVAL"},{"number":"1011043","date":"2019-10-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-09-17","scope":"GUT RENOVATION TO RESTORE BEDROOMS, BATHROOM, AND KITCHEN. NEW PLUMBING ELECTRIC AND HVAC, NEW WALLS FLOORS AND DOORS, ALTERATIONS AT REAR PER PLANS. HISTORICAL STAFF TO REVIEW DRAWINGS & MASONRY SAMPLE FOR WINDOWS,DOORS, DORMER,CORNICE FOR APPROVAL. NO WORK TO FRONT FACADE ON THIS PERMIT."},{"number":"1015465","date":"2019-10-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2019-10-04","scope":"FOR THE ERECTION OF ROOF TOP DECK ABOVE THE THIRD STORY."},{"number":"993305","date":"2019-10-08","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2023-03-14","scope":"UNDERPINNING OF FOUNDATION AND LOWERING BASEMENT FLOOR (DETAILS AS SHOWN ON THE PLAN) CONTRACTOR MUST PROVIDE SHORING TO PROTECT ADJACENT PROPERTIES AND ENGINEER SHALL BE AT SITE FOR UNDERPINNING. NO OTHER WORK INCLUDED ON THIS APPLICATION"},{"number":"1024846","date":"2019-11-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"300AMP SERVICE TOTAL ELECTRICAL REWIRE/DEVICES AS PER 2014 NEC"},{"number":"1028202","date":"2019-11-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-01-23","scope":"ROUGHIN DRAIN & WATER LINES TO FIXTURES 6-TOILETS, 6-LAVS, 6-TUB, 1-KITCHEN SINK, 1-LAUNDRY TUB & WATER HEATER & STACK & INSIDE HOUSE DRAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1034885","date":"2019-12-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-01-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-sfd)(3 Hvac units) 90% furnace 5ton coil. 5ton condenser.4ton coil 5ton condenser. 2ton coil 5ton condenser. ductwork throughout. For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2020-007636","date":"2021-08-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-03-24","scope":"No changes to height or footprint of the existing attached structure, as shown on plans stamped by the ZBA on 8/25/2021 under MI-2021-003459."},{"number":"FP-2021-002954","date":"2021-10-22","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-04-24","scope":"Rough-In Permit for FP-2021-002770 Install auto wet sprinkler system throughout per NFPA 13R"},{"number":"CP-2021-007005","date":"2022-02-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-06","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING BUILDING FOR USE AS A SEVEN FAMILY DWELLING. ALTERATIONS TO INCLUDE THE ERECTION OF A MEZZANINE ON THE THIRD FLOOR LEVEL PROVIDING ACCESS TO A ROOF DECK OVER THE TWO STORY PORTION. TYPE B DWELLING UNIT PROVIDED ON ON THE FIRST FLOOR LEVEL. BUILDING TO FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R WITH STANPIPE TO BE PROVIDED. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. STRUCTURAL WORK AS SHOWN PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-000180","date":"2022-03-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-27","scope":"Plumbing Permit (Interior) for combo CP-2021-007005"},{"number":"EP-2022-000106","date":"2022-03-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-16","scope":"Electrical Permit for combo CP-2021-007005"},{"number":"MP-2022-000078","date":"2022-03-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-12-28","scope":"Mechanical / Fuel Gas Permit for combo CP-2021-007005"},{"number":"FP-2022-002065","date":"2022-08-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-12-28","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2\" AMES LF2000B-FB BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF 4\" STANDPIPE IN EXIT STAIRWAY AS PER NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-015012","date":"2022-10-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-21","scope":"1 1/2 water distribution, curb traps, fai and main drains"}],"storyTag":"New construction","storyDelta":0.51,"timeline":[{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":1050000},{"y":2021,"k":"appeal","w":"Appeal denied"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"919209","type":"Rental","status":"Inactive","businessName":"327 S 16th LLC","legalName":"327 S 16th LLC","address":"327 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2023-03-20","latestIssueDate":"2025-05-07","expirationDate":"2026-03-19","inactiveDate":"2026-05-18"}],"licenseActivity":[{"number":"919209","type":"Rental","businessName":"327 S 16th LLC","legalName":"327 S 16th LLC","issuedDate":"2023-03-20","latestIssueDate":"2025-05-07","closureDate":"2026-05-18","expirationDate":"2026-03-19","inactiveDate":"2026-05-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,016,300 to $1,574,400","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-007636: Completed · Denied; related permit ZP-2020-007636.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: 981458 (Expired), 1011043 (Expired), 993305 (Expired), 1024846 (Issued), 1028202 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 10, 2020.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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"}]}