{"asOf":"2026-07-29T21:49:01.923Z","block":"900-999 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-16th-st","address":"910 S 16TH ST","parcelNumber":"301305100","source":"https://property.phila.gov/?p=301305100","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"GROSSO TINO","coOwner":null,"marketValue":1318000,"landAssessment":263600,"improvementAssessment":1054400,"livableArea":3536,"yearBuilt":2019,"lastSale":{"price":410000,"date":"2016-01-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"211988490","date":"2020-02-06","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-12-09","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-049825","date":"2023-07-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-08-24","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-08-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-049824","date":"2023-07-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-08-24","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-08-24","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"723627","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-02-06","completedDate":null,"noticeUrl":null,"violations":[{"number":"211988490","date":"2020-02-06","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":"2021-12-09","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-12-09","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-066213","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-07-13","completedDate":"2023-08-24","noticeUrl":null,"violations":[{"number":"VI-2023-049825","date":"2023-07-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-08-24","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-08-24","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-049824","date":"2023-07-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-08-24","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2023-08-24","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2023,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"723627","date":"2020-02-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"723627","date":"2020-08-26","type":null,"status":"FAILED"},{"caseNumber":"723627","date":"2020-11-03","type":null,"status":"FAILED"},{"caseNumber":"723627","date":"2020-12-08","type":null,"status":"FAILED"},{"caseNumber":"723627","date":"2020-12-14","type":null,"status":"FAILED"},{"caseNumber":"723627","date":"2021-12-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-066213","date":"2023-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-066213","date":"2023-08-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":5,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9399056874157,"lng":-75.16991451745837,"geom":{"type":"Polygon","coordinates":[[[-75.16979969,39.939906411],[-75.169807333,39.939869475],[-75.170031125,39.939897318],[-75.170021917,39.939941812],[-75.16979969,39.939906411]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":null,"stories":3,"lotArea":1086,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1603 CHRISTIAN ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":297200,"taxable":297200,"land":23447,"improvement":273753,"taxableLand":23447,"taxableImprovement":273753,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":297200,"taxable":297200,"land":93499,"improvement":203701,"taxableLand":93499,"taxableImprovement":203701,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":297200,"taxable":297200,"land":93499,"improvement":203701,"taxableLand":93499,"taxableImprovement":203701,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":294900,"taxable":294900,"land":92775,"improvement":202125,"taxableLand":92775,"taxableImprovement":202125,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":271200,"taxable":271200,"land":271200,"improvement":0,"taxableLand":271200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":271200,"taxable":271200,"land":271200,"improvement":0,"taxableLand":271200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":271200,"taxable":271200,"land":271200,"improvement":0,"taxableLand":271200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":271200,"taxable":271200,"land":271200,"improvement":0,"taxableLand":271200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":271200,"taxable":271200,"land":271200,"improvement":0,"taxableLand":271200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1249300,"taxable":249860,"land":249860,"improvement":999440,"taxableLand":249860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":999440},{"y":2026,"v":1249300,"taxable":249860,"land":249860,"improvement":999440,"taxableLand":249860,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":999440},{"y":2027,"v":1318000,"taxable":263600,"land":263600,"improvement":1054400,"taxableLand":263600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1054400}],"taxNow":3498,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"682193","date":"2016-04-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"SEAL LATERAL AND REMOVE CURB TRAP PA20160952738 (SFD)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":"735403","date":"2016-12-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-12-30","scope":"FOR THE COMPLETE DEMOLITION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS A VACANT LOT."},{"number":"735404","date":"2016-12-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-12-20","scope":"FOR THE COMPLETE DEMOLITION OF A THREE-STORY ATTACHED STRUCTURE AS PER SITE SAFETY & DEMOLITION PLAN. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8'-0\" OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED."},{"number":"753497","date":"2017-05-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-02","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH TWO (2) ROOF DECKS AND TWO 92) ROOF DECK STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS MULTI-FAMILY (THREE (3) FAMILY) HOUSEHOLD LIVING."},{"number":"901327","date":"2018-09-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A DECK AT THE 2ND FLOOR REAR. ROOF USED FOR MECHANICAL EQUIPMENT ONLY, NO ROOF DECK. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. FOR USE AS MULTI-FAMILY (THREE (3) FAMILY) HOUSEHOLD LIVING."},{"number":"901329","date":"2018-09-19","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-05","scope":"FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE WITH CELLAR, REAR DECK AT THE SECOND FLOOR, AND EXTERIOR STAIR AT THE THIRD FLOOR TO ROOF (MECHANICAL ACCESS ONLY) AS PER PLANS. TO BE USED AS THREE (3) RESIDENTIAL DWELLING UNITS. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL AND ELECTRICAL."},{"number":"950712","date":"2019-04-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"300AMP SERVICE,4 GANG METER BANK,100 RECESS LIGHTS,CABLE AND PHONE PER 2008 NEC (TRIPLEX)INSTALL FIRE ALARM PER NFPA 72"},{"number":"967474","date":"2019-04-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-30","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"980577","date":"2019-05-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-11","scope":"INSTALL MAIN DRAIN, CURB TRAP, STACK, FRESH AIR INLET, (3) 1\" WATER DISTRIBUTION, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"980891","date":"2019-05-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"INSTALL (3) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"980299","date":"2019-06-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-12-10","scope":"FOR AN AMENDMENT TO PREVIOUSLY ISSUED NEW CONSTRUCTION PERMIT AP#901329 TO ALTER THE LAYOUT OF THE CELLAR AND FIRST FLOOR TO ACCOMMODATE CHANGES TO THE STAIRS FROM THE CELLAR TO THE FIRST FLOOR, AS PER REVISED PLANS; NO OTHER CHANGES ON THIS PERMIT."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed ×5"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"431413","type":"Rental","status":"Inactive","businessName":"JAMES DAILEY","legalName":"JAMES DAILEY","address":"910 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2007-12-19","latestIssueDate":"2013-04-02","expirationDate":"2014-02-28","inactiveDate":"2013-12-24"}],"licenseActivity":[{"number":"431413","type":"Rental","businessName":"JAMES DAILEY","legalName":"JAMES DAILEY","issuedDate":"2007-12-19","latestIssueDate":"2013-04-02","closureDate":"2013-12-24","expirationDate":"2014-02-28","inactiveDate":"2013-12-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 361% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $271,200 to $1,249,300","no permit shown in 2024-2026"],"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 #735403: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 682193 (EXPIRED).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 24, 2023.","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":"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"}]}