{"asOf":"2026-07-25T15:31:06.736Z","block":"2000-2099 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-n-16th-st","address":"2023 N 16TH ST","parcelNumber":"321093200","source":"https://property.phila.gov/?p=321093200","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"GREEN CITY GROUP LLC","coOwner":null,"marketValue":384600,"landAssessment":76920,"improvementAssessment":307680,"livableArea":2220,"yearBuilt":2016,"lastSale":{"price":480000,"date":"2023-08-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1654574","date":"2010-01-18","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654575","date":"2010-01-18","code":"PM-308.1/4","title":"F/C DETERIORATED ID COLLAPSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654576","date":"2010-01-18","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1656237","date":"2010-03-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3418214","date":"2014-12-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3418215","date":"2014-12-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"224777","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2010-01-18","completedDate":"2018-01-09","violations":[{"number":"1654574","date":"2010-01-18","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654575","date":"2010-01-18","code":"PM-308.1/4","title":"F/C DETERIORATED ID COLLAPSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1654576","date":"2010-01-18","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"228888","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2010-03-17","completedDate":"2015-12-31","violations":[{"number":"1656237","date":"2010-03-15","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"463020","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-12-10","completedDate":"2015-03-09","violations":[{"number":"3418214","date":"2014-12-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3418215","date":"2014-12-10","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":4,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"1521","date":"2002-08-19","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"50805","date":"2006-02-03","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"224777","date":"2010-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"224777","date":"2010-01-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"224777","date":"2010-02-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"224777","date":"2010-03-03","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"228888","date":"2010-03-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"224777","date":"2010-03-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"224777","date":"2010-04-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"224777","date":"2010-04-14","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"228888","date":"2010-04-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"224777","date":"2010-04-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"224777","date":"2010-04-20","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"224777","date":"2010-05-07","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"228888","date":"2010-05-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"224777","date":"2010-06-23","type":"CSUFINAL","status":"PASSED"}],"inspYears":[{"y":2010,"fails":7,"passes":5}],"taxOwed":22.52,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":22.52,"principalDue":0,"penaltyDue":-1.16,"interestDue":-0.87,"otherChargesDue":24.55,"yearsOwed":1,"oldestYearOwed":2015,"mostRecentYearOwed":2015,"mostRecentPaymentDate":"2022-02-25","assessmentYear":2022,"totalAssessment":500000,"taxableAssessment":80000,"exemptAbatementAssessment":420000,"homesteadValue":0,"netTaxAfterHomestead":1119.84,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98432264481165,"lng":-75.1597625184241,"geom":{"type":"Polygon","coordinates":[[[-75.159626117,39.984325976],[-75.159634942,39.984285362],[-75.159898921,39.984319314],[-75.159890094,39.984359927],[-75.159626117,39.984325976]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":7,"baths":7,"stories":3,"lotArea":1125,"zoning":"RM1","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3802 COTTAGE LANE, NEWTOWN SQUARE PA, 19073","mailOut":true,"appeals":[],"taxYears":[{"year":2015,"total":22.52,"principal":0,"interest":-0.87,"penalty":-1.16}],"taxNet":22.52,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9400,"taxable":9400,"land":9400,"improvement":0,"taxableLand":9400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2018,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2019,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2020,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2021,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2022,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2023,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2024,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2025,"v":500000,"taxable":80000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":420000},{"y":2026,"v":500000,"taxable":220000,"land":80000,"improvement":420000,"taxableLand":80000,"taxableImprovement":140000,"exemptLand":0,"exemptImprovement":280000},{"y":2027,"v":384600,"taxable":384600,"land":76920,"improvement":307680,"taxableLand":76920,"taxableImprovement":307680,"exemptLand":0,"exemptImprovement":0}],"taxNow":3080,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"632283","date":"2015-10-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-10-08","scope":"ERECTION OF A NEW THREE STORY ATTACHED STRUCTURE WITH CELLAR FOR USE AS TWO.FAMILY HOUSEHOLD LIVING"},{"number":"632286","date":"2015-10-08","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-08-19","scope":"ERECTION OF A THREE STORY STRUCTURE WITH CELLAR FOR USE AS A DUPLEX."},{"number":"665510","date":"2016-02-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-12","scope":"FOR THE INSTALLATION OF A NFPA 13D SYSTEM FOR A TWO FAMILY DWELLING. FIRE SUPPRESSION SYSTEM TO BE SERVICED BY TWO- ONE INCH COMBINED FIRE SERVICE LINES WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARDS"},{"number":"672144","date":"2016-02-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-12","scope":"INSTALL 2 HEAT PUMPS & 2 AC WITH DUCTWORK (TWO FAMILY DWELLING)"},{"number":"672350","date":"2016-02-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-12","scope":"INSTALL 3 GANG 300AMP SERVICE, 100 OUTLETS, 50 LIGHT FIXTURES, 40 SWITCHES, 12-120V INTERCONNECTED SMOKE DETECTORS PER 2008 NEC (SFD)NORTH DISTRICT"},{"number":"673870","date":"2016-03-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-12","scope":"INSTALL DRAIN AND WATER LINES TO ALL FIXTURES 8 WC,8 LAVS,8 SHOWERS,2 KITCHEN SINKS,2 WASHER BOXES AND 2 HWH (TWO FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"676707","date":"2016-03-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-13","scope":"INSTALL 5\" LATERAL,CURB TRAP,2-1\"RFSS WATER SERVICES (TWO FAMILY) 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\""}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 7 failed, 5 passed"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"land","p":6100},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"New construction"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2023,"k":"sale","p":480000}],"rented":true,"licenses":[{"number":"932497","type":"Rental","status":"Active","businessName":"Green City Group LLC","legalName":"Green City Group LLC","address":"2023 N 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-09-06","latestIssueDate":"2025-08-29","expirationDate":"2026-09-05","inactiveDate":null}],"licenseActivity":[{"number":"932497","type":"Rental","businessName":"Green City Group LLC","legalName":"Green City Group LLC","issuedDate":"2023-09-06","latestIssueDate":"2025-08-29","closureDate":null,"expirationDate":"2026-09-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":2,"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":["$23 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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #632283: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$22.52 was recorded in the City’s 2022-06 delinquency snapshot for 2015.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (3802 COTTAGE LANE, NEWTOWN SQUARE PA, 19073).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"7 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 23, 2010.","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":"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/"},{"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/"},{"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"}]}