{"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":"2025 N 16TH ST","parcelNumber":"321093300","source":"https://property.phila.gov/?p=321093300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"JFYS LLC","coOwner":null,"marketValue":850000,"landAssessment":170000,"improvementAssessment":680000,"livableArea":3888,"yearBuilt":2022,"lastSale":{"price":275000,"date":"2019-12-13T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98436325828529,"lng":-75.15975369160766,"geom":{"type":"Polygon","coordinates":[[[-75.159881267,39.984400541],[-75.159617289,39.984366589],[-75.159626117,39.984325976],[-75.159890094,39.984359927],[-75.159881267,39.984400541]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":1125,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"5 AVONDALE CIRCLE, EXTON PA, 19341","mailOut":true,"appeals":[{"type":"BBS Permit Denial","grounds":"For the erection of a four (4) story structure with pilot house (roof access for maintenance only); for use as a three (3) family dwelling. Entire building to be sprinklered per NFPA 13 and equipped with standpipe per NFPA 14. Separate perm","status":"Completed","outcome":"Approved","date":"2021-07-28","number":"CP-2021-002993","relatedPermit":null}],"taxYears":[{"year":2004,"total":490,"principal":0,"interest":0,"penalty":0},{"year":2014,"total":2726.9,"principal":1758.28,"interest":342.87,"penalty":123.08},{"year":2015,"total":2540.16,"principal":1758.28,"interest":184.62,"penalty":123.08},{"year":2016,"total":3313.58,"principal":2965.19,"interest":44.48,"penalty":29.65}],"taxNet":9070.64,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":184200,"taxable":184200,"land":9450,"improvement":174750,"taxableLand":9450,"taxableImprovement":174750,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":184200,"taxable":184200,"land":30761,"improvement":153439,"taxableLand":30761,"taxableImprovement":153439,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":184200,"taxable":154200,"land":30761,"improvement":153439,"taxableLand":30761,"taxableImprovement":123439,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":210600,"taxable":170600,"land":35170,"improvement":175430,"taxableLand":35170,"taxableImprovement":135430,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":217800,"taxable":172800,"land":36372,"improvement":181428,"taxableLand":36372,"taxableImprovement":136428,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":217800,"taxable":172800,"land":36372,"improvement":181428,"taxableLand":36372,"taxableImprovement":136428,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":217800,"taxable":172800,"land":36372,"improvement":181428,"taxableLand":36372,"taxableImprovement":136428,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":730000,"taxable":146000,"land":146000,"improvement":584000,"taxableLand":146000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":584000},{"y":2024,"v":730000,"taxable":146000,"land":146000,"improvement":584000,"taxableLand":146000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":584000},{"y":2025,"v":730000,"taxable":146000,"land":146000,"improvement":584000,"taxableLand":146000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":584000},{"y":2026,"v":730000,"taxable":146000,"land":146000,"improvement":584000,"taxableLand":146000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":584000},{"y":2027,"v":850000,"taxable":170000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680000}],"taxNow":2044,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"230091","date":"2009-08-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-16","scope":"CURB TRAP, LATERAL"},{"number":"1044307","date":"2020-02-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-02-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE BAY WINDOWS FROM SECOND FLOOR THROUGH FOURTH(4TH) FLOORS,ROOF DECK ACCESSED BY A PILOT HOUSE FOR A MULTI-FAMILY HOUSEHOLD LIVING(THREE(3) DWELLING UNITS) FROM CELLAR THROUGH FOURTH(4TH) FLOORS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"PP-2020-001641","date":"2020-05-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-25","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2020-001761","date":"2020-06-05","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-13","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE FOR A VACANT LOT."},{"number":"DP-2020-000124","date":"2020-08-07","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-03-02","scope":"FOR THE COMPLETED DEMOLITION OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE USING HAND METHOD ONLY AS PER PLAN. SEE ATTACHED SITE SAFETY PLAN FOR FURTHER DESCRIPTION OF WORK AND PROJECT SCOPE. STREETS DEPARTMENT APPROVAL REQUIRED FOR PEDESTRIAN PROTECTION ON THE PUBLIC FOOTWAY PRIOR TO START OF WORK. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 6.25 FEET OF BUILDING IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * NEWLY EXPOSED WALLS TO BE TREATED AND FOUNDATION TO BE REMOVED OR BROKEN FOR DRAINAGE IF NEW CONSTRUCTION PERMIT IS NOT OBTAINED WITHIN 3 MONTHS PER B-3302-5-2."},{"number":"CP-2021-002993","date":"2021-08-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-14","scope":"For the erection of a four (4) story structure with roof deck and roof deck access structure with rear exterior stairway. For use as a three (3) family dwelilng. Building to be sprinklered per NFPA 13 and Standpipes per NFPA 14. Separate permit required for MEP and fire suppression work. Rear wall to be one (1) hour rated and windows to be provided with sprinkler protection per BBS Variance."},{"number":"FP-2022-000175","date":"2022-02-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-02-08","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY AND STANDPIPES IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2022-002231","date":"2022-03-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-29","scope":"New construction, interior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-003175","date":"2022-05-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-17","scope":"INSTALL 400A ELECTRIC SERVICE ; INSTALL FIRE ALARM SYSTEM W/ LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS,TAMPER SWICH,FLOW SWITCH. INSTALL LIGHT FIXTURES, OUTLETS, SWITCH, LIGHT SWITCHES,110 V INTERCONNECTED SMOKE ALARMS. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2022-003546","date":"2022-08-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-02-08","scope":"For the installation of a mechanical HVAC system including all registers, diffusers, and appliances (installed in accordance with manufacturer’s specifications), with associated ductwork (all ductwork self-contained within each unit; no penetration of fire-rated assemblies), throughout a new four (4) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Group R-2 (Three (3) Dwelling Units), as per plans; see CP-2021-002993 for associated building permit."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":275000},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Full Demolition"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"demo"},{"y":2021,"k":"appeal","w":"Appeal approved"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"918255","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JFYS LLC (rental )","legalName":"JFYS LLC","address":"2025 N 16TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2023-03-07","latestIssueDate":"2023-03-07","expirationDate":"2024-03-06","inactiveDate":"2024-05-05"},{"number":"940986","type":"Rental","status":"Active","businessName":"JFYS LLC (rental )","legalName":"JFYS LLC","address":"2025 N 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-01-02","latestIssueDate":"2025-11-19","expirationDate":"2027-01-01","inactiveDate":null}],"licenseActivity":[{"number":"940986","type":"Rental","businessName":"JFYS LLC (rental )","legalName":"JFYS LLC","issuedDate":"2024-01-02","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2027-01-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"918255","type":"Vacant Residential Property / Lot","businessName":"JFYS LLC (rental )","legalName":"JFYS LLC","issuedDate":"2023-03-07","latestIssueDate":"2023-03-07","closureDate":"2024-05-05","expirationDate":"2024-03-06","inactiveDate":"2024-05-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #CP-2021-002993: Completed · Approved. Use permit #1044307: 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":"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 (5 AVONDALE CIRCLE, EXTON PA, 19341).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"4 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #918255: Inactive since May 5, 2024","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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"}]}