2026 assessment
$1.6M
OPA value, not a listing price
Apartment building report
260 S 16th St
7,868 sqftCMX3built 1860
Property at a glanceApartment building
2211 Spruce Partners LLC
2027 published assessment
$3.1M
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 $3,095,500. It is not yet the billed-year tax basis.
- OPA assessment · 2026$1.6M 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$3.1M 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 ↗
- Permit · 2023-01-13Addition and/or AlterationThis 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 · 2023-02-04Addition and/or AlterationThis 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 · 2025-12-12New construction, addition, GFA changeThis 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 · 2026-05-26Addition and/or AlterationThis 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 · 2026-06-03Roof Covering ReplacementThis 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 ↗
- L&I violation · 2021-06-24HAZARDOUS MATERIALSA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2021-10-07DUCTWORKA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2021-10-07ALTER EXTERIOR PORTIONA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2021-10-07L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- L&I violation · 2022-09-20ALTER INTERIOR PORTIONA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-09-20DUCTWORKA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-09-20ALTER EXISTING PLUMBINGA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- L&I violation · 2022-09-20ALTER ELECTRICAL WIRINGA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2022-09-20L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- L&I violation · 2024-04-26EXTERIOR STRUCTURE ROOF DRAINAGEA dated L&I enforcement row. Read the cited code, required correction, status, and later inspections together; the title alone does not establish the property’s current condition.How L&I violations and orders work ↗
- Inspection · 2024-04-26L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2021-06-30L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2021-08-11L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2021-11-16L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2021-12-22L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2022-02-03L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2022-11-02L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2022-12-20L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2023-03-07L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2023-04-17L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2024-05-30L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2024-06-14L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- Inspection · 2025-09-24L&I investigationA dated L&I visit or review. Its type describes the inspection program; the separate result and later rows show whether that visit passed, failed, or led to follow-up.What Philadelphia inspections check ↗
- License · 2018-08-132211 SPRUCE PARTNERS LLC: 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 · 2004-03-18EDWARD S MANGES: 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 · 2012-12-22EDWARD S MANGES: 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 ↗
- Certification · 2022-02-04Fire 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 · 2023-02-03Fire 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 · 2023-02-03Fire 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 · 2024-02-06Fire 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 · 2025-05-19Fire 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 ↗
- Appeal · 2025-03-14LIRB Violation AppealA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
- Appeal · 2025-01-17LIRB Violation AppealA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
- Appeal · 2022-10-19LIRB Violation AppealA challenge or request reviewed through a City appeals process. Filing an appeal does not show who prevailed; read the decision, conditions, and related permit or violation.How Philadelphia L&I appeals work ↗
Property assessmentAssessmentL&I violationAppealPermitInspectionLicenseCertification
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 record39 events · exact dates, newest first
- PermitRoof Covering Replacement
- PermitAddition and/or Alteration
- PermitNew construction, addition, GFA change
- InspectionL&I investigation
- CertificationFire Alarm Certification
- AppealLIRB Violation Appeal
- AppealLIRB Violation Appeal
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationEXTERIOR STRUCTURE ROOF DRAINAGE
- InspectionL&I investigation
- CertificationFire Alarm Certification
- InspectionL&I investigation
- InspectionL&I investigation
- PermitAddition and/or Alteration
- CertificationFire Alarm Certification
- CertificationFire Alarm Certification
- PermitAddition and/or Alteration
- InspectionL&I investigation
- InspectionL&I investigation
- AppealLIRB Violation Appeal
- L&I violationALTER INTERIOR PORTION
- L&I violationDUCTWORK
- L&I violationALTER EXISTING PLUMBING
- L&I violationALTER ELECTRICAL WIRING
- InspectionL&I investigation
- CertificationFire Alarm Certification
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationDUCTWORK
- L&I violationALTER EXTERIOR PORTION
- InspectionL&I investigation
- InspectionL&I investigation
- InspectionL&I investigation
- L&I violationHAZARDOUS MATERIALS
- License2211 SPRUCE PARTNERS LLC: Rental landlord or residential registration initially issued
- LicenseEDWARD S MANGES: Rental landlord or residential registration marked inactive
- LicenseEDWARD S MANGES: Rental landlord or residential registration initially issued
Verify the public record
Property tax
$21,314/year estimated property tax
2026 taxable assessment $1,522,623 × 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 $3,095,500. It is not the 2026 billed-year value.
Payments, credits, interest, and the current amount due are maintained by the City.
OPA 8710003872026 OPA taxes $1,522,623 of $1,600,000 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.”
Building report
Apartment building
Apartment building, recorded in the City's apartments category. The public record and owner trail follow.
What it is
Apartment building
Str/Off+Apt 3 Sty Masonry
Owner
2211 Spruce Partners LLC
$ / sq ft
$393
above the $147 median for 2,826 apartments parcels citywide
Corridor
Market West
city commercial corridor
Licensed units
5
active rental license
Interior area
7,868 sqft
Lot size
2,560 sqft
Built
1860
Zoning
CMX3
Recorded owner
Who's behind it
2211 Spruce Partners LLC · corporate / LLC owner
• Tax bills mail to 1414 Pine St, Philadelphia PA, 19102
• 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: 258 S 16th St · 262 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.
2211 SPRUCE PARTNERS LLCActive
Rental · Initial issue date Aug 13, 2018 · Filed expiration Aug 12, 2026
EDWARD S MANGESInactive
Rental · Initial issue date Mar 18, 2004 · Terminal license date Dec 22, 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 39 dated rows
- PermitRoof Covering Replacement
Permit GM-2026-004366 · Completed
For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. ***As per PHC- No work to main gable roof.***
- PermitAddition and/or Alteration
Permit CP-2025-006241 · Issued
FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE MODIFICATIONS TO THE MECHANICAL PLATFORM. 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.
- PermitNew construction, addition, GFA change
Permit ZP-2025-003084 · Issued
FOR THE LEGALIZATION OF A MECHANICAL PLATFORM AT THE FOOF LEVEL OF AN EISTING STRUCTURE. FOR BUILDING MAINTENANCE. SIZE AND LOCATION AS SHOWN ON THE PLAN. **NO ROOF DECK APPROVED ON THIS PERMIT**
- InvestigationL&I investigation
Case CF-2021-098812 · PASSED
The cited inspection visit was marked passed.
- CertificationFire Alarm Certification
Certification BC-2025-014035 · Certified
Expires 2026-05-19
- AppealLIRB Violation Appeal
Appeal HA-2021-004867 · Closed · Complete
Appeal to change responsible party from property owner to parties responsible for construction/violation (work was done without owner's permission/awareness). See attached appeal form and exhibits
- AppealLIRB Violation Appeal
Appeal HA-2021-004900 · Closed · Complete
The alleged violation is refuted. No violation has occurred. To the extent that there has been any violation, it has been remedied. The chimneys at issue are located in the party wall. The permit was properly issued since the property owner
- InvestigationL&I investigation
Case CF-2024-036510 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2024-036510 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationEXTERIOR STRUCTURE ROOF DRAINAGE
Case CF-2024-036510 · Violation VI-2024-029900 · Code PM15-304.7 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2024-036510 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- CertificationFire Alarm Certification
Certification BC-2024-003790 · Certified
Expires 2025-02-06
- InvestigationL&I investigation
Case CF-2022-096978 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2022-096978 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- PermitAddition and/or Alteration
Permit EP-2022-010084 · Completed
Move existing wiring for new kitchen design. Move existing wire for laundry As per 2017 nec
- CertificationFire Alarm Certification
Certification BC-2023-007155 · Certified
Expires 2024-02-03
- CertificationFire Alarm Certification
Certification BC-2023-014877 · Certified
Expires 2024-02-03
- PermitAddition and/or Alteration
Permit CP-2022-006989 · Completed
FOR THE LEGALIZATION OF LEVEL II INTERIOR ALTERATIONS TO A BI-LEVEL DWELLING UNIT AT THE 3RD AND 4TH FLOORS (ONE (1) OF FIVE (5) EXISTING DWELLING UNITS) TO COMPLY WITH VIOLATION CASE # CF-2022-096978 AND FOR REPAIRS TO AN EXISTING ACCESSORY ROOF DECK. NO CHANGE TO EXISTING GROUP R-2 USE & OCCUPANCY CLASSIFICATION. BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK.
- InvestigationL&I investigation
Case CF-2022-096978 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2022-096978 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- AppealLIRB Violation Appeal
Appeal HA-2022-003049 · Closed · Complete
SEE ATTACHED
- ViolationALTER INTERIOR PORTION
Case CF-2022-096978 · Violation VI-2022-071134 · Code A-301.1/4 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationDUCTWORK
Case CF-2022-096978 · Violation VI-2022-071135 · Code A-301.1/43 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationALTER EXISTING PLUMBING
Case CF-2022-096978 · Violation VI-2022-071136 · Code A-301.1/55 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationALTER ELECTRICAL WIRING
Case CF-2022-096978 · Violation VI-2022-071137 · Code A-301.1/51 · COMPLIED
Resolution: COMPLIED - PERMIT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2022-096978 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- CertificationFire Alarm Certification
Certification BC-2022-003424 · Certified
Expires 2023-02-04
- InvestigationL&I investigation
Case CF-2021-098812 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2021-098812 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2021-098812 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationDUCTWORK
Case CF-2021-098812 · Violation VI-2021-071064 · Code A-301.1/43 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- ViolationALTER EXTERIOR PORTION
Case CF-2021-098812 · Violation VI-2021-071063 · Code A-301.1/3 · COMPLIED
Resolution: COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED City marked this violation complied with; check the resolution date and live case for what was accepted.
- InvestigationL&I investigation
Case CF-2021-098812 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- InvestigationL&I investigation
Case CF-2021-056076 · PASSED
The cited inspection visit was marked passed.
- InvestigationL&I investigation
Case CF-2021-056076 · FAILED
The cited inspection visit was marked failed; later rows may show follow-up or resolution.
- ViolationHAZARDOUS MATERIALS
Case CF-2021-056076 · Violation VI-2021-040367 · Code FC-13-105.6.9 · COMPLIED
Resolution: COMPLIED - OWNER REPAIR City marked this violation complied with; check the resolution date and live case for what was accepted.
- License issue event2211 SPRUCE PARTNERS LLC: Rental landlord or residential registration initially issued
License 786002 · Active
License event. Registration does not prove present operation or storefront occupancy.
- License terminal eventEDWARD S MANGES: Rental landlord or residential registration marked inactive
License 221084 · Inactive
License event. Registration does not prove present operation or storefront occupancy.
- License issue eventEDWARD S MANGES: Rental landlord or residential registration initially issued
License 221084 · 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)