{"asOf":"2026-07-28T22:14:33.767Z","block":"2300-2399 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-16th-st","address":"2337 N 16TH ST","parcelNumber":"161069801","source":"https://property.phila.gov/?p=161069801","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SUELA PROPERTIES LLC","coOwner":null,"marketValue":41700,"landAssessment":41700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":35000,"date":"2022-09-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"2293938","date":"2011-12-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2293937","date":"2011-12-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2526521","date":"2012-08-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2526522","date":"2012-08-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-087870","date":"2022-11-22","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-087869","date":"2022-11-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"307817","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-12-01","completedDate":"2012-01-03","violations":[{"number":"2293938","date":"2011-12-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2293937","date":"2011-12-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"342234","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-08-03","completedDate":"2012-09-14","violations":[{"number":"2526521","date":"2012-08-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2526522","date":"2012-08-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-117498","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-22","completedDate":"2023-01-05","violations":[{"number":"VI-2022-087870","date":"2022-11-22","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-087869","date":"2022-11-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-117498","date":"2022-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-117498","date":"2022-12-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98911436836149,"lng":-75.15868815169362,"geom":{"type":"Polygon","coordinates":[[[-75.158533853,39.989113663],[-75.158543186,39.989072301],[-75.158842406,39.989115116],[-75.158833328,39.989156403],[-75.158533853,39.989113663]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1290,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"535 MARLTON PK WEST, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[],"taxYears":[{"year":2011,"total":30.27,"principal":16.71,"interest":7.77,"penalty":1.17},{"year":2012,"total":29.58,"principal":17.35,"interest":6.51,"penalty":1.21},{"year":2013,"total":28.73,"principal":17.97,"interest":5.12,"penalty":1.26},{"year":2014,"total":128.82,"principal":86.3,"interest":16.83,"penalty":6.04},{"year":2015,"total":119.65,"principal":86.3,"interest":9.06,"penalty":6.04}],"taxNet":337.05,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5600,"taxable":5600,"land":5600,"improvement":0,"taxableLand":5600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":11300,"taxable":11300,"land":11300,"improvement":0,"taxableLand":11300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":40400,"taxable":40400,"land":40400,"improvement":0,"taxableLand":40400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":40400,"taxable":40400,"land":40400,"improvement":0,"taxableLand":40400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":52500,"taxable":52500,"land":52500,"improvement":0,"taxableLand":52500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":52500,"taxable":52500,"land":52500,"improvement":0,"taxableLand":52500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":41700,"taxable":41700,"land":41700,"improvement":0,"taxableLand":41700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":735,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-014549","date":"2022-12-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"ZP-2024-006792","date":"2025-04-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS."},{"number":"CP-2025-000552","date":"2025-06-04","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THREE (3) STORY STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT, ROOF DECK, AND ROOF DECK ACCESS STRUCTURE FOR USE AS A THREE (3) FAMILY DWELLING (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. [AMENDMENT 7/8/2026 FOR CHANGES TO THE FOUNDATION (MAT SLAB ON HELICAL PILES), R.O.W. ENCROACHMENTS, AND STRUCTURE HEIGHT AS PER APPROVED AMENDED PLANS. SEPARATE AMENDMENT TO SP-2025-000429 REQUIRED FOR ANY CHANGES TO EXCAVATION WORK.]"},{"number":"SP-2025-000429","date":"2025-12-02","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-000552 FOR EXCAVATION WORK ASSOCIATED WITH NEW CONSTRUCTION THREE (3) STORY THREE (3) FAMILY BUILDING AS PER APPROVED PLANS. WORK TO INCLUDE TEMPORARY EXCAVATION SUPPORT SYSTEM. NO BUILDING CONSTRUCTION APPROVED ON THIS PERMIT. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR BUILDING CONSTRUCTION**"}],"storyTag":"New construction","storyDelta":69,"timeline":[{"y":2004,"k":"sale","p":500},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"sale","p":10000},{"y":2022,"k":"sale","p":63000},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"sale","p":35000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"}],"rented":false,"licenses":[{"number":"412313","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"PEREIRA HENRY A JR","legalName":"PEREIRA HENRY A JR","address":"2337 N 16TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-06-05","latestIssueDate":"2008-05-21","expirationDate":"2009-02-28","inactiveDate":"2009-03-18"}],"licenseActivity":[{"number":"412313","type":"Vacant Residential Property / Lot","businessName":"PEREIRA HENRY A JR","legalName":"PEREIRA HENRY A JR","issuedDate":"2007-06-05","latestIssueDate":"2008-05-21","closureDate":"2009-03-18","expirationDate":"2009-02-28","inactiveDate":"2009-03-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2025-000552 (Issued), SP-2025-000429 (Issued).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 9, 2022.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #412313: Inactive since Mar 18, 2009","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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/"}]}