{"asOf":"2026-07-28T18:16:55.295Z","block":"3500-3599 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-n-16th-st","address":"3535 N 16TH ST","parcelNumber":"112199910","source":"https://property.phila.gov/?p=112199910","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"31","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"TWIN CONTEMPORARY","useLabel":"Apartment building","owner":"HNY PROPERTIES LLC","coOwner":null,"marketValue":600000,"landAssessment":120000,"improvementAssessment":480000,"livableArea":2940,"yearBuilt":2017,"lastSale":{"price":575000,"date":"2019-07-11T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00759587604098,"lng":-75.15461300672007,"geom":{"type":"Polygon","coordinates":[[[-75.15439834,40.007595024],[-75.154409651,40.007541969],[-75.154826275,40.00759583],[-75.154814184,40.007649946],[-75.15439834,40.007595024]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":6,"baths":6,"stories":3,"lotArea":1880,"zoning":"RSA5","grade":"A-","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"301 WASHINGTON STREET, CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":350000,"taxable":52500,"land":52500,"improvement":297500,"taxableLand":52500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":297500},{"y":2019,"v":350000,"taxable":52500,"land":52500,"improvement":297500,"taxableLand":52500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":297500},{"y":2020,"v":362100,"taxable":55039,"land":55039,"improvement":307061,"taxableLand":55039,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":307061},{"y":2021,"v":362100,"taxable":55039,"land":55039,"improvement":307061,"taxableLand":55039,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":307061},{"y":2022,"v":362100,"taxable":55039,"land":55039,"improvement":307061,"taxableLand":55039,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":307061},{"y":2023,"v":1032600,"taxable":206520,"land":206520,"improvement":826080,"taxableLand":206520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":826080},{"y":2024,"v":1032600,"taxable":206520,"land":206520,"improvement":826080,"taxableLand":206520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":826080},{"y":2025,"v":670000,"taxable":134000,"land":134000,"improvement":536000,"taxableLand":134000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":536000},{"y":2026,"v":670000,"taxable":134000,"land":134000,"improvement":536000,"taxableLand":134000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":536000},{"y":2027,"v":600000,"taxable":440000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":320000,"exemptLand":0,"exemptImprovement":160000}],"taxNow":1876,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"733125","date":"2016-11-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-01","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE ( NTE 38' HIGH) FOR A MULTI-FAMILY HOUSEHOLD LIVING ( THREE(3) DWELLING UNITS) . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"736278","date":"2016-12-16","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-04-10","scope":"FOR THE ERECTION OF A THREE (3) STORY ABOVE GRADE PLANE, W. UNFINISHED FULL-HEIGHT BASEMENT, BUILDING OF 'MODULAR' ABOVE GRADE CONSTRUCTION, SITE-BUILT REINFORCED CONCRETE FOUNDATION SYSTEM W. STEM WALLS, & PRE-ENGINEERING WOOD TRUSS ROOF FRAMING; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR BASEMENT FINISHING/FIT-OUT & ANY SITE WORK ASSOCIATED EITHER MECH., ELEC., PLUMB. &/OR FIRE SUPP. WORK. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK."},{"number":"746649","date":"2017-01-20","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"AMEND BLDG PERMIT# 736278 TO ADD UNDERPINNING SITE WORK AT REAR OF SITE PER APPROVED PLANS. SITE TO BE EXCAVATED ADJACENT TO PROPERTIES NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY ADJACENT PROPERTY OWNER(S) MIN. 10-DAYS PRIOR TO START OF WORK PER THE PHILA. BLDG. CODE."},{"number":"750334","date":"2017-02-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"FOR THE INSTALLATION OF A 13R FIRE SUPRESSION SYSTEM FOR A MODULAR BUILDING WITH BUILT IN NFPA 13R SYSTEM (APPROVED BY PA APPROVED INSPECTION AGENCY) SERVICED BY A 2 INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R."},{"number":"759389","date":"2017-02-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"INSTALL (3) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"761653","date":"2017-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-04-07","scope":"LATERAL,CURB TRAP,FAI,1 WATER SERVICE AND 1 RWC (3 FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"763642","date":"2017-03-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-04-04","scope":"NEW 400AMP UNDERGROUND SERVICE WITH 4 METER BANK,200AMP PANEL IN EACH APT AND 100AMP HOUSE PANEL,WIRING PRE-INSTALLED IN MODULAR FACTOR AND SERVICE CABLE RUN ON-SITE PER 2008 NEC (TRIPLEX) NORTH DISTRICT FA PANEL AND DEVICES PER NFPA 72*ONE SET OF PLANS FOR 763636 AND 763642*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2019,"k":"sale","p":1150000}],"rented":false,"licenses":[{"number":"736372","type":"Rental","status":"Closed","businessName":"THOMAS & APRIL J LACORTE","legalName":"THOMAS & APRIL J LACORTE","address":"3535 N 16TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2017-04-24","latestIssueDate":"2019-04-12","expirationDate":"2020-04-23","inactiveDate":null},{"number":"849186","type":"Rental","status":"Inactive","businessName":"HNY Properties, LLC","legalName":"HNY Properties, LLC ","address":"3535 N 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2020-08-19","latestIssueDate":"2023-11-08","expirationDate":"2024-08-18","inactiveDate":"2024-10-17"}],"licenseActivity":[{"number":"849186","type":"Rental","businessName":"HNY Properties, LLC","legalName":"HNY Properties, LLC ","issuedDate":"2020-08-19","latestIssueDate":"2023-11-08","closureDate":"2024-10-17","expirationDate":"2024-08-18","inactiveDate":"2024-10-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"736372","type":"Rental","businessName":"THOMAS & APRIL J LACORTE","legalName":"THOMAS & APRIL J LACORTE","issuedDate":"2017-04-24","latestIssueDate":"2019-04-12","closureDate":"2020-04-23","expirationDate":"2020-04-23","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 185% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $362,100 to $1,032,600","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #733125: COMPLETED.","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":"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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"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/"}],"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.","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"}]}