2026 assessment
$1.2M
OPA value, not a listing price
Property report
249 S 16th St
4 stories4,760 sqftCMX3built 1900
Property at a glanceApartment building
Gateway LP
2027 published assessment
$927K
Future roll, not the current tax bill
Location
200 block of S 16th St
ZIP 19102
Neighborhood area
Center City West
Approximate · based on ZIP 19102
Assessment and City record timeline
The line tracks this property’s published City assessment. Markers show deeds, permits, inspections, licenses, violations, certifications, and appeals on their recorded dates. Select one to read the filing.
Assessments are tax-roll values, not sale prices or appraisals. OPA has published a 2027 assessment of $926,700. It is not yet the billed-year tax basis.
- OPA assessment · 2016$899K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2017$969K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2018$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2019$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2020$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2021$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2022$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2023$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2024$1.3M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2025$1.2M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2026$1.2M assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- OPA assessment · 2027$927K assessed valueOPA’s value on the City tax roll for that year. It is not an appraisal, listing price, sale price, or live tax balance.How Philadelphia property assessments work ↗
- Deed / sale · 2011Deed / sale $6.5MA recorded real-estate document or transfer event. The amount and date can be useful history, but the underlying deed and transfer-tax filing control the parties, consideration, and legal effect.How to read the recorded document ↗
- Permit · 2015-06-04AlterationThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2015-12-14Major alterationA broad legacy permit work category for a substantial building alteration. It can include changed layouts, partitions, fixtures, finishes, structural work, or occupancy-related work, but only the approved scope and plans say what this permit actually authorized; separate trade permits may be required.What Philadelphia building permits can cover ↗
- Permit · 2015-12-22Major alterationA broad legacy permit work category for a substantial building alteration. It can include changed layouts, partitions, fixtures, finishes, structural work, or occupancy-related work, but only the approved scope and plans say what this permit actually authorized; separate trade permits may be required.What Philadelphia building permits can cover ↗
- Permit · 2016-01-20ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2016-07-01MechanicalThis permit category usually covers construction, repair, alteration, addition, or occupancy work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2016-07-19PlumbingThis permit category usually covers water, drainage, fixtures, or other plumbing work. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- Permit · 2016-08-04ElectricalThis permit category usually covers electrical installation, alteration, replacement, or repair. The approved scope—not the short category—defines what was authorized, and issuance alone does not prove completion.Philadelphia construction and repair permits ↗
- License · 2014-01-03GATEWAY LP: Dumpster License - Private Property L&I license filing initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2014-01-03KIRK HOFFMAN (CRAIG HOFFMAN): Dumpster License - Private Property L&I license filing marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2012-03-06GATEWAY LP: Rental landlord or residential registration initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2012-03-06CRAIG & KIRK HOFFMAN: Rental landlord or residential registration marked inactiveA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2004-04-29KIRK HOFFMAN (CRAIG HOFFMAN): Dumpster License - Private Property L&I license filing initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- License · 2004-04-14CRAIG & KIRK HOFFMAN: Rental landlord or residential registration initially issuedA City license record tied to an activity or property use. Its issue, expiration, inactive, and status fields—not the category alone—show what was recorded for this date.Philadelphia L&I licenses and property records ↗
- Certification · 2021-08-12Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Certification · 2023-08-16Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
- Certification · 2024-08-15Fire Alarm CertificationA filed inspection or certification for a regulated building system or component. Check the result, expiration date, and latest filing before treating it as current.What Philadelphia inspections check ↗
Property assessmentAssessmentDeed / salePermitLicenseCertification
Scroll horizontally to move through the years. Each icon sits on its recorded date; records without a day are labeled and centered within their year. Select one to explain the filing.
Highlight
Every dated record17 events · exact dates, newest first
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- PermitElectrical
- PermitPlumbing
- PermitMechanical
- PermitElectrical
- PermitMajor alteration
- PermitMajor alteration
- PermitAlteration
- LicenseGATEWAY LP: Dumpster License - Private Property L&I license filing initially issued
- LicenseKIRK HOFFMAN (CRAIG HOFFMAN): Dumpster License - Private Property L&I license filing marked inactive
- LicenseGATEWAY LP: Rental landlord or residential registration initially issued
- LicenseCRAIG & KIRK HOFFMAN: Rental landlord or residential registration marked inactive
- Deed / saleDeed / sale $6.5M
- LicenseKIRK HOFFMAN (CRAIG HOFFMAN): Dumpster License - Private Property L&I license filing initially issued
- LicenseCRAIG & KIRK HOFFMAN: Rental landlord or residential registration initially issued
Verify the public record
Property tax
$15,469/year estimated property tax
2026 taxable assessment $1,105,098 × 1.3998%. This is an estimate, not a bill or account balance. The City maintains payments, credits, interest, and the current amount due.
OPA has published a 2027 assessment of $926,700. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8815471002026 OPA taxes $1,105,098 of $1,179,400 assessed. The assessment fields alone do not identify a program, approval date, expiration, or buyer eligibility.
Historical delinquency sources No current conclusion
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
Where the record looks off
Conflicts in City paperwork. Flags on the data, not the property.
"Built 1900" is usually a placeholder
Philadelphia records use 1900 as a stand-in when the real construction year was never documented. Treat the age as unknown, not as 120+ years.
Property report
Commercial property
Apartment building, recorded in the City's multi-family category. The public record and owner trail follow.
What it is
Apartment building
Apts 5-50 Units Masonry
Owner
Gateway LP
$ / sq ft
$195
assessed value ÷ interior sqft
Corridor
Market West
city commercial corridor
Licensed units
6
active rental license
Interior area
4,760 sqft
Lot size
3,300 sqft
Stories
4
Built
1900
Zoning
CMX3
Recorded owner
Who's behind it
Gateway LP · corporate / LLC owner
• Owns 5 properties across Philadelphia under this name, assessed at $8.9M combined
• Tax bills mail to 117 W 72nd St Ste 5w, New York NY, 10023 — outside Philadelphia
• Holds an active rental license for this address
Block context
200 block of S 16th St. Compare parcels, ownership, and public-record history.
See the whole block →Next door: 247 S 16th St · 251 S 16th St
L&I license dates · data through Jul 25, 2026
Business licenses at this address Latest pull
What L&I has registered at this OPA parcel, newest initial license date first.
No L&I business license is on record at this address in data through Jul 25, 2026.
Landlord and residential filings
These are property registrations or landlord filings, not businesses operating at this address.
GATEWAY LPActive
Rental · Initial issue date Mar 6, 2012 · Filed expiration Feb 28, 2027
CRAIG & KIRK HOFFMANInactive
Rental · Initial issue date Apr 14, 2004 · Terminal license date Mar 6, 2012
A license is an L&I registration, not proof that a business is open, operating today, or located at this storefront. Dates are license dates. Events are deduped by parcel, business identity, and license type, so a renewal is not shown as another opening. Other permit and filing types remain in the full source ledger.
Open every source row 17 dated rows
- CertificationFire Alarm Certification
Certification BC-2024-026368 · Certified
Expires 2025-08-15
- CertificationFire Alarm Certification
Certification BC-2023-017210 · Certified
Expires 2024-08-16
- CertificationFire Alarm Certification
Certification BC-2021-005209 · Certified
Expires 2022-08-12
- PermitElectrical
Permit 704103 · COMPLETED
NO REPLACEMENT TO MAIN SERVICE. ADD 100AMP 30 CU PANEL,REWIRE THROUGHOUT 3RD FLOOR, 3 BED, 3 BATH INCLUDING LIGHTS, RECEPTACLES, FANS, SMOKE DETECTORS, HIGH HATS AND CENTRAL AIR AS PER 2008 NEC (CC DISTRICT)***NO FIRE ALARM***
- PermitPlumbing
Permit 706560 · COMPLETED
NEW WATER DRAIN TO 3RD/4TH FLOOR APT. RENO, 3WC, 3LAV, 3SHOWER, 1 LAUNDRY, 1 KT
- PermitMechanical
Permit 703691 · COMPLETED
INSTALL (1) HEAT PUMP SYSTEM WITH DUCTWORK. (MULTI-FAMILY) CONDENSING UNIT TO BE LOCATED ON ROOF OF REAR ADDITION. NOT TO BE PLACED ON MAIN GABLE ROOF PER THE PHC.
- PermitElectrical
Permit 664706 · COMPLETED
REMOVE ALL PREEXISTING CEILING LIGHTS AND REPLACE WITH ALL NEW USING ALL EXISTING CIRCUITS PER 2008 NEC (APTS)CC DISTRICT
- PermitMajor alteration
Permit 652626 · COMPLETED
INTERIOR INPROVEMENTS, NEW KITCHEN, 3 BEDROOMS, 3 NEW BATHS, NEW HALLWAY ENTRY, NEW FRAMING NO EXTERIOR WORK.
- PermitMajor alteration
Permit 658100 · COMPLETED
LEVEL I MINOR ALTERATIONS TO EXISTING MULTI-FAMILY HALLWAYS (COMMON AREA); WORK TO INCLUDE:REMOVE TRIM, LAMINATE WALLS AND CEILINGS W/ 5/8" TYPE 'X' DRYWALL, INSTALL NEW TRIM AND PAINT. (NO PARTITION WORK OR MODIFICATION ALLOWED ON THIS PERMIT APPLICATION.)
- PermitAlteration
Permit 614981 · COMPLETED
SASH REPLACEMENTS AND WINDOW REPLACEMENTS IN EXISTING OPENINGS AS PER APPROVED DRAWINGS APPROVED BY THE HISTORICAL COMMISSION(30 UNITS)
- License issue eventGATEWAY LP: Dumpster License - Private Property L&I license filing initially issued
License 614001 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventKIRK HOFFMAN (CRAIG HOFFMAN): Dumpster License - Private Property L&I license filing marked inactive
License 280453 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventGATEWAY LP: Rental landlord or residential registration initially issued
License 556845 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventCRAIG & KIRK HOFFMAN: Rental landlord or residential registration marked inactive
License 222012 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- Recorded transfer$6.5M transfer
2011
- License issue eventKIRK HOFFMAN (CRAIG HOFFMAN): Dumpster License - Private Property L&I license filing initially issued
License 280453 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventCRAIG & KIRK HOFFMAN: Rental landlord or residential registration initially issued
License 222012 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
Where this comes from
- Assessment, spec sheet & owner: OPA Property Assessments, Office of Property Assessment
- Sales & deed history: Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections: L&I Property History · Atlas
- Tax delinquency snapshot · June 2022: Real Estate Tax Delinquencies, Dept. of Revenue
- Historical tax ledger & liens · through 2016: Real Estate Tax Balances, Dept. of Revenue
- Current property-tax balance: Verify with Philadelphia Revenue
- Zoning appeals: L&I & Zoning Board appeals
- Imagery: Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 27, 2026, 9:37 AM ET. Available City datasets are queried from OpenDataPhilly (phl.carto.com) and the cited City ArcGIS feeds; record queries paginate rather than silently taking a first page. For this property: Permits: queried · Violations: queried · Investigations: queried · Appeals: queried · Licenses: queried · Building certifications: queried. “Unavailable” means the source query failed or was not supplied, not “no record.” Reports re-pull on view after seven days and on an overnight rolling schedule; citywide benchmarks recompute weekly. Source dates still govern: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. The live balance and date-effective payoff must be verified in Tax Center. AI-written passages are grounded in the assembled record and rejected if they state a number the record does not hold.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)