{"asOf":"2026-07-26T13:21:41.780Z","block":"2800-2899 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-s-16th-st","address":"2835 S 16TH ST","parcelNumber":"261262400","source":"https://property.phila.gov/?p=261262400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"XHEZO BRUNILDA","coOwner":"XHEZO ILIRJAN","marketValue":266500,"landAssessment":53300,"improvementAssessment":213200,"livableArea":1240,"yearBuilt":1920,"lastSale":{"price":205000,"date":"2021-04-19T04:00:00Z"},"openViolations":2,"violations":[{"number":"4961662","date":"2018-07-18","code":"PM15-301","title":"VACANT STRUCTURE AND 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INSP","status":"FAILED"},{"caseNumber":"644529","date":"2018-10-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"644529","date":"2019-02-28","type":"PRECOURT","status":"FAILED"},{"caseNumber":"644529","date":"2019-03-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"685623","date":"2019-05-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"685623","date":"2019-05-24","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"675366","date":"2019-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675366","date":"2020-08-18","type":null,"status":"FAILED"},{"caseNumber":"675366","date":"2020-09-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":3,"passes":1},{"y":2020,"fails":2,"passes":0}],"taxOwed":107.91,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":107.91,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":107.91,"yearsOwed":1,"oldestYearOwed":2020,"mostRecentYearOwed":2020,"mostRecentPaymentDate":"2021-07-27","assessmentYear":2022,"totalAssessment":197700,"taxableAssessment":197700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2767.4,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.915046038717925,"lng":-75.17450564225827,"geom":{"type":"Polygon","coordinates":[[[-75.174397589,39.915053323],[-75.174406462,39.91501303],[-75.17461339,39.915038537],[-75.174604545,39.915079186],[-75.174397589,39.915053323]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":1,"stories":2,"lotArea":899,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":null,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"2835 S 16TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":180,"principal":0,"interest":0,"penalty":0},{"year":2016,"total":2988.27,"principal":2665.78,"interest":39.98,"penalty":26.66}],"taxNet":3168.27,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":165600,"taxable":165600,"land":15732,"improvement":149868,"taxableLand":15732,"taxableImprovement":149868,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":165600,"taxable":165600,"land":37922,"improvement":127678,"taxableLand":37922,"taxableImprovement":127678,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":165600,"taxable":165600,"land":37922,"improvement":127678,"taxableLand":37922,"taxableImprovement":127678,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":183800,"taxable":183800,"land":42090,"improvement":141710,"taxableLand":42090,"taxableImprovement":141710,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":197700,"taxable":197700,"land":45273,"improvement":152427,"taxableLand":45273,"taxableImprovement":152427,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":197700,"taxable":197700,"land":45273,"improvement":152427,"taxableLand":45273,"taxableImprovement":152427,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":197700,"taxable":197700,"land":45273,"improvement":152427,"taxableLand":45273,"taxableImprovement":152427,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":252000,"taxable":252000,"land":50400,"improvement":201600,"taxableLand":50400,"taxableImprovement":201600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":252000,"taxable":252000,"land":50400,"improvement":201600,"taxableLand":50400,"taxableImprovement":201600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":259200,"taxable":259200,"land":51840,"improvement":207360,"taxableLand":51840,"taxableImprovement":207360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":259200,"taxable":259200,"land":51840,"improvement":207360,"taxableLand":51840,"taxableImprovement":207360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":266500,"taxable":266500,"land":53300,"improvement":213200,"taxableLand":53300,"taxableImprovement":213200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3628,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-008871","date":"2021-08-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-04-28","scope":"For the installation of star-bolts per plans. For the partial replacement of the basement floor slab at the existing elevation. NO LOWERING OF SLAB, NO UNDERPINNING AUTHORIZED."},{"number":"MP-2021-005447","date":"2021-08-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-28","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (install carrier hvac furnace 80,000 btu with 3.0 ton condenser 13 seer, sa grill 12, return gril 3)."},{"number":"PP-2021-015662","date":"2021-09-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-28","scope":"1 1/2 bath fixtures PPC 2018 (ADDITIONAL PERMITS MAYBE REQUIRED)"},{"number":"EP-2021-010366","date":"2021-09-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-25","scope":"Install 200amp service, wiring throughout, install light fixtures, outlets, switches, smoke detectors, grounding system as per 2014 nec"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"viol","w":"4 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"sale","p":205000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","$108 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2021","permit activity in 2021"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"2 open L&I violations","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$107.91 was recorded in the City’s 2022-06 delinquency snapshot for 2020.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 23, 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/"}],"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"}]}