{"asOf":"2026-07-26T00:25:02.265Z","block":"1600-1699 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-s-16th-st","address":"1602 S 16TH ST","parcelNumber":"365136800","source":"https://property.phila.gov/?p=365136800","ownerType":"absentee","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":"JACOBSON STEVEN W TR","coOwner":"PHILLY 16 TRUST","marketValue":379500,"landAssessment":75900,"improvementAssessment":303600,"livableArea":1520,"yearBuilt":1925,"lastSale":{"price":1,"date":"2017-12-05T05:00:00Z"},"openViolations":0,"violations":[{"number":"3471530","date":"2014-04-28","code":"PM-306.0/1","title":"VACANT PROP 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STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"441428","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-07-09","completedDate":"2016-05-04","violations":[{"number":"3461167","date":"2014-07-07","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3461166","date":"2014-07-07","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3461168","date":"2014-07-07","code":"PM-307.1/9","title":"WALL FRACTURED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"468637","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-12","completedDate":"2017-04-19","violations":[{"number":"3481618","date":"2015-02-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"430073","date":"2014-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430073","date":"2014-07-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"441428","date":"2014-07-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"430073","date":"2014-09-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"441428","date":"2015-01-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"430073","date":"2015-02-12","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"468637","date":"2015-02-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"430073","date":"2015-04-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"441428","date":"2016-05-04","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"468637","date":"2017-04-19","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2014,"fails":3,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93079599956688,"lng":-75.17184523562904,"geom":{"type":"Polygon","coordinates":[[[-75.171729247,39.930802873],[-75.171740298,39.930759373],[-75.171959992,39.930789572],[-75.171950073,39.930833598],[-75.171729247,39.930802873]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":1,"stories":2,"lotArea":992,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"4550 MONTGOMERY AVE, BETHESDA MD, 20814","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":99800,"taxable":69800,"land":11805,"improvement":87995,"taxableLand":11805,"taxableImprovement":57995,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":99800,"taxable":99800,"land":18363,"improvement":81437,"taxableLand":18363,"taxableImprovement":81437,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":99800,"taxable":99800,"land":18363,"improvement":81437,"taxableLand":18363,"taxableImprovement":81437,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":122000,"taxable":122000,"land":22400,"improvement":99600,"taxableLand":22400,"taxableImprovement":99600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":272700,"taxable":272700,"land":47655,"improvement":225045,"taxableLand":47655,"taxableImprovement":225045,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":272700,"taxable":272700,"land":47655,"improvement":225045,"taxableLand":47655,"taxableImprovement":225045,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":272700,"taxable":272700,"land":47655,"improvement":225045,"taxableLand":47655,"taxableImprovement":225045,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":481200,"taxable":481200,"land":96240,"improvement":384960,"taxableLand":96240,"taxableImprovement":384960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":481200,"taxable":481200,"land":96240,"improvement":384960,"taxableLand":96240,"taxableImprovement":384960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":475400,"taxable":475400,"land":95080,"improvement":380320,"taxableLand":95080,"taxableImprovement":380320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":475400,"taxable":475400,"land":95080,"improvement":380320,"taxableLand":95080,"taxableImprovement":380320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":379500,"taxable":379500,"land":75900,"improvement":303600,"taxableLand":75900,"taxableImprovement":303600,"exemptLand":0,"exemptImprovement":0}],"taxNow":6655,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"689083","date":"2016-05-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-03-07","scope":"Interior demo, Interior Alterations throughout, to include drywall throughout, moisture resistant drywall in the bathroom and kitchen, new windows and doors in existing opening. Applicant agrees to limit the construction to comply with EZ Permit Standard for Interior Alterations, dated January 2011. Deviation from the Standard will result in revocation of this permit and imposition of further penalties. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK , repair and replace 16 sq ft of loose and damaged brick,front brick pointing and power wash, roof coverings"},{"number":"691825","date":"2016-05-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-03-21","scope":"REMOVE ALL FIXTURES & EXISTING PLUMBING TO MAIN HOUSE DRAIN IN BSMT, NEW DRAIN IN PVC PIPING & WATER PIPING PEX & ALL NEW FIXTURES THRU OUT THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"699611","date":"2016-06-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-21","scope":"INSTALL HVAC SYSTEMS WITH 100,000 BTU GAS FURNACE WITH 2.5 TON A/C SYSTEM NEW DUCT WORK"},{"number":"704356","date":"2016-07-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 200AMP SERVICE WITH 30-RECEPTS,15-SWITCHES,20-LIGHT FIXTURES,5-GFCI OUTLETS AND 5-SMOKES AS PER 2008 NEC (SOUTH DISTRICT)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed ×3"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"sale","p":330000},{"y":2017,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"628251","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"NATIONSTAR MORTGAGE LLC","legalName":"NATIONSTAR MORTGAGE LLC","address":"1602 S 16TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-05-09","latestIssueDate":"2015-05-09","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"628251","type":"Vacant Residential Property / Lot","businessName":"NATIONSTAR MORTGAGE LLC","legalName":"NATIONSTAR MORTGAGE LLC","issuedDate":"2014-05-09","latestIssueDate":"2015-05-09","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 124% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $122,000 to $272,700","no permit shown in 2019-2021"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 19, 2017.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #628251: Inactive since Apr 29, 2016","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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"}]}