{"asOf":"2026-07-27T06:29:08.211Z","block":"1600-1699 W FLORA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-w-flora-st","address":"1616 W FLORA ST","parcelNumber":"471030510","source":"https://property.phila.gov/?p=471030510","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"LOW THITACITTA YUAN SHENG","coOwner":null,"marketValue":420700,"landAssessment":84140,"improvementAssessment":336560,"livableArea":1650,"yearBuilt":2022,"lastSale":{"price":420000,"date":"2022-10-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"2641590","date":"2012-11-15","code":"PM-304.8/17","title":"EXT S-DOOR 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INSP","status":"CLOSED"},{"caseNumber":"468436","date":"2015-02-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"468436","date":"2015-06-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"468436","date":"2015-09-02","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"468436","date":"2015-10-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"468436","date":"2016-01-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"468436","date":"2016-08-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"468436","date":"2016-08-30","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"468436","date":"2016-09-01","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"468436","date":"2016-09-08","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"468436","date":"2016-09-12","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"CF-2021-106877","date":"2021-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106877","date":"2021-12-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2015,"fails":4,"passes":0},{"y":2016,"fails":2,"passes":3},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97240696177858,"lng":-75.16313558818318,"geom":{"type":"Polygon","coordinates":[[[-75.16314569,39.97247331],[-75.163096295,39.972467539],[-75.163124895,39.97233987],[-75.163174554,39.972346389],[-75.16314569,39.97247331]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":null,"stories":3,"lotArea":658,"zoning":"RM4","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1616 W FLORA ST, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":40300,"taxable":0,"land":4527,"improvement":35773,"taxableLand":0,"taxableImprovement":0,"exemptLand":4527,"exemptImprovement":35773},{"y":2017,"v":40300,"taxable":0,"land":24180,"improvement":16120,"taxableLand":0,"taxableImprovement":0,"exemptLand":24180,"exemptImprovement":16120},{"y":2018,"v":40300,"taxable":0,"land":24180,"improvement":16120,"taxableLand":0,"taxableImprovement":0,"exemptLand":24180,"exemptImprovement":16120},{"y":2019,"v":19700,"taxable":0,"land":19700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":19700,"exemptImprovement":0},{"y":2020,"v":19700,"taxable":0,"land":19700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":19700,"exemptImprovement":0},{"y":2021,"v":19700,"taxable":0,"land":19700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":19700,"exemptImprovement":0},{"y":2022,"v":19700,"taxable":0,"land":19700,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":19700,"exemptImprovement":0},{"y":2023,"v":429000,"taxable":85800,"land":85800,"improvement":343200,"taxableLand":85800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":343200},{"y":2024,"v":429000,"taxable":85800,"land":85800,"improvement":343200,"taxableLand":85800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":343200},{"y":2025,"v":429000,"taxable":85800,"land":85800,"improvement":343200,"taxableLand":85800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":343200},{"y":2026,"v":429000,"taxable":85800,"land":85800,"improvement":343200,"taxableLand":85800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":343200},{"y":2027,"v":420700,"taxable":84140,"land":84140,"improvement":336560,"taxableLand":84140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":336560}],"taxNow":1201,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-007127","date":"2021-07-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-07-13","scope":"For the erection of an attached structure (w/roof deck accessed by a pilot house enclosing access stairs only), size and location as shown on plan/application."},{"number":"RP-2021-009358","date":"2021-08-27","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-07-13","scope":"FOR THE ERECTION OF AN ATTACHED THREE STORY STRUCTURE OF TYPE VB CONSTRUCTION WITH CELLAR AS PER PLANS. FOR A SINGLE FAMILY DWELLING. AMENDMENT (5/27/2022) TO CHANGE THE SPECIAL INSPECTION AGENCY PER REVISED SPECIAL INSPECTION FORMS."},{"number":"FP-2021-002939","date":"2021-10-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-13","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING TO INCLUDE A NEW ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"MP-2021-007958","date":"2021-11-29","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-06","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install One (1)- 92% Eff. 60,000 BTU Gas furnaces Exhausted via direct vent to the exterior (Side) install ductwork, grilles, registers and diffusers, installing One 2-Ton Coil & One 2-Ton 13 SEER A/C condenser located on a pad at the rear of the building. (SFD) RP- 2021-009358)."},{"number":"PP-2021-022403","date":"2021-12-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-06","scope":null},{"number":"EP-2022-000100","date":"2022-01-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-06","scope":"Install 200-amp service with 40 circuits. Wire throughout, install all decora devices, switches, receptacles, smokes, 4'' LED recessed lights, and arc fault breakers according to NEC PER 2014"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2016,"k":"demo"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"land","p":65000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"sale","p":420000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 11 historical violations across 4 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 24, 2021.","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":"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/"}],"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"}]}