{"asOf":"2026-07-27T18:05:16.505Z","block":"1400-1499 S 15TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-15th-st","address":"1416 S 15TH ST","parcelNumber":"365056100","source":"https://property.phila.gov/?p=365056100","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"FMJ PROPERTIES LLC","coOwner":null,"marketValue":600500,"landAssessment":120100,"improvementAssessment":480400,"livableArea":2291,"yearBuilt":1915,"lastSale":{"price":450000,"date":"2015-11-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"1066594","date":"2008-08-16","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1580062","date":"2010-01-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1580061","date":"2010-01-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2229178","date":"2011-09-27","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2229179","date":"2011-09-27","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"174990","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-08-19","completedDate":"2009-04-14","violations":[{"number":"1066594","date":"2008-08-16","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"225614","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-01-28","completedDate":"2011-09-28","violations":[{"number":"1580062","date":"2010-01-27","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1580061","date":"2010-01-27","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"299542","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-09-28","completedDate":"2011-12-22","violations":[{"number":"2229178","date":"2011-09-27","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2229179","date":"2011-09-27","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"68266","date":"2006-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"174990","date":"2008-08-17","type":"BRU INSP","status":"FAILED"},{"caseNumber":"174990","date":"2009-04-14","type":"BRU INSP","status":"PASSED"},{"caseNumber":"225614","date":"2010-01-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"299542","date":"2011-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"68266","date":"2011-09-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"225614","date":"2011-09-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"299542","date":"2011-12-21","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.932741389798466,"lng":-75.16982554589748,"geom":{"type":"Polygon","coordinates":[[[-75.169701525,39.932747614],[-75.169709445,39.932703414],[-75.169951688,39.932735994],[-75.169941139,39.932778925],[-75.169701525,39.932747614]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":6,"baths":3,"stories":3,"lotArea":1082,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1821 SCHLEY ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REPLACEMENT OF THE REAR PORTION OF AN EXISTING, NON-CONFORMING, ATTACHED STRUCTURE IN THE ORIGINAL FOOTPRINT AND HEIGHT. FOR THE PARTIAL DEMOLITION OF THIRD STORY PORTION OF THE STRUCTURE. FOR A ONE (1) STORY ADDITION ABOVE T","status":"CLOSED","outcome":"Granted with conditions","date":"2015-03-04","number":"24015","relatedPermit":"564929"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":94100,"taxable":94100,"land":13394,"improvement":80706,"taxableLand":13394,"taxableImprovement":80706,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":94100,"taxable":94100,"land":18350,"improvement":75750,"taxableLand":18350,"taxableImprovement":75750,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":400000,"taxable":94100,"land":76000,"improvement":324000,"taxableLand":76000,"taxableImprovement":18100,"exemptLand":0,"exemptImprovement":305900},{"y":2019,"v":412400,"taxable":94100,"land":78300,"improvement":334100,"taxableLand":78300,"taxableImprovement":15800,"exemptLand":0,"exemptImprovement":318300},{"y":2020,"v":443700,"taxable":99291,"land":82195,"improvement":361505,"taxableLand":82195,"taxableImprovement":17096,"exemptLand":0,"exemptImprovement":344409},{"y":2021,"v":443700,"taxable":99291,"land":82195,"improvement":361505,"taxableLand":82195,"taxableImprovement":17096,"exemptLand":0,"exemptImprovement":344409},{"y":2022,"v":443700,"taxable":99291,"land":82195,"improvement":361505,"taxableLand":82195,"taxableImprovement":17096,"exemptLand":0,"exemptImprovement":344409},{"y":2023,"v":645900,"taxable":155016,"land":129180,"improvement":516720,"taxableLand":129180,"taxableImprovement":25836,"exemptLand":0,"exemptImprovement":490884},{"y":2024,"v":645900,"taxable":155016,"land":129180,"improvement":516720,"taxableLand":129180,"taxableImprovement":25836,"exemptLand":0,"exemptImprovement":490884},{"y":2025,"v":600500,"taxable":144120,"land":120100,"improvement":480400,"taxableLand":120100,"taxableImprovement":24020,"exemptLand":0,"exemptImprovement":456380},{"y":2026,"v":600500,"taxable":144120,"land":120100,"improvement":480400,"taxableLand":120100,"taxableImprovement":24020,"exemptLand":0,"exemptImprovement":456380},{"y":2027,"v":600500,"taxable":600500,"land":120100,"improvement":480400,"taxableLand":120100,"taxableImprovement":480400,"exemptLand":0,"exemptImprovement":0}],"taxNow":2017,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"569094","date":"2014-10-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-09-18","scope":"INTERIOR DEMO ONLY OF NON-LOAD BEARING WALLS,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"564929","date":"2015-03-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-03-19","scope":"APPLICATION FOR A THREE FAMILY DWELLING. REMOVAL AND REPLACEMENT OF A REAR ADDITION. PROPOSED ROOF DECK OVER REBUILT ONE STORY PORTION AT REAR. PARTIAL DEMO OF EXISTING THIRD FLOOR AT REAR. PROPOSED 3RD FLOOR ADDITION AT REAR WITH ROOF DECK OVER 2ND FLOOR ROOF. AS PER PLANS."},{"number":"609613","date":"2015-05-26","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2015-10-30","scope":"FOR THE DEMO OF AN EXISTING ONE STORY PORTION AND THIRD STORY PORTION. FOR THE ADDITION OF A REAR ONE STORY PORTION WITH CRAWL SPACE AND ROOF DECK AT 2ND FLOOR. FOR A THIRD STORY ADDITION AVOVE THE EXISTING TWO STORY PORTION AND PILOT HOUSE TO ACCESS ROOF DECK ABOVE THE NEW THIRD FLOOR ADDITION FOR INTERIOR ALTERATIONS AS PER PLANS."},{"number":"627011","date":"2015-07-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-30","scope":"BASEMENT 2-TON HEAT PUMP ALL DUCT WORK, 2ND FLOOR 2 TON HEAT PUMP ALL DUCT WORK, 3RD FLOOR 2 TON HEAT PUMP ALL DUCT WORK (TOTAL 3 UNITS) EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"622878","date":"2015-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-17","scope":"INSTALL 400AMP SERVICE & REWIRE THROUGHOUT AS PER NEC 2008 & INSTALL FIRE ALARM AS PER NFPA 72 SOUTH DISTRICT"},{"number":"624416","date":"2015-09-08","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-09-08","scope":"FOR THE ADDITION AT THE 2ND AND 3RD STORY REAR WITH ROOF DECK PART OF A PREVIOSLT APPROVED 3 STORY STRUCTURE WIHT CELLAR, INCLUDING A 1 STORY REAR PORTION WITH ROOF DECK AT 2ND FLOOR AND 3 STORY PORTION WITH ROOF DECK BY PILOT HOUSE AS PER PLANS. NO CHANGE IN USE."},{"number":"637485","date":"2015-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-30","scope":"ROUGH IN THREE APARTMENTS,2-VANITY,2-WATER CLOSETS,2-TUBS AND 1-KITCHEN SINK. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"}],"storyTag":"Renovated & sold on","storyDelta":21.5,"timeline":[{"y":2011,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2013,"k":"sale","p":20000},{"y":2014,"k":"sale","p":100000},{"y":2014,"k":"permit","w":"Demolition"},{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Addition"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Zoning admin review"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"sale","p":450000}],"rented":false,"licenses":[{"number":"496235","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"EMMANUEL ROCKFELLER","legalName":"EMMANUEL ROCKFELLER","address":"1416 S 15TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2010-03-19","latestIssueDate":"2013-06-29","expirationDate":"2014-02-28","inactiveDate":"2014-10-21"},{"number":"812857","type":"Rental","status":"Inactive","businessName":"FMJ Properties, LLC","legalName":"FMJ Properties, LLC ","address":"1416 S 15TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2019-05-17","latestIssueDate":"2024-05-23","expirationDate":"2025-05-16","inactiveDate":"2025-07-15"}],"licenseActivity":[{"number":"812857","type":"Rental","businessName":"FMJ Properties, LLC","legalName":"FMJ Properties, LLC ","issuedDate":"2019-05-17","latestIssueDate":"2024-05-23","closureDate":"2025-07-15","expirationDate":"2025-05-16","inactiveDate":"2025-07-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"496235","type":"Vacant Residential Property / Lot","businessName":"EMMANUEL ROCKFELLER","legalName":"EMMANUEL ROCKFELLER","issuedDate":"2010-03-19","latestIssueDate":"2013-06-29","closureDate":"2014-10-21","expirationDate":"2014-02-28","inactiveDate":"2014-10-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #564929: 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-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":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 21, 2011.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #496235: Inactive since Oct 21, 2014","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 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. 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"}]}