{"asOf":"2026-07-23T18:03:05.337Z","block":"1900-1999 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-s-16th-st","address":"1916 S 16TH ST","parcelNumber":"481000003","source":"https://property.phila.gov/?p=481000003","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"25","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Industrial building","owner":"JRG PROPERTIES LLC","coOwner":null,"marketValue":807700,"landAssessment":161540,"improvementAssessment":646160,"livableArea":2280,"yearBuilt":2022,"lastSale":{"price":200380,"date":"2019-05-02T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92680276388107,"lng":-75.17272958463307,"geom":{"type":"Polygon","coordinates":[[[-75.172600904,39.926810102],[-75.172611392,39.926764299],[-75.172859405,39.926796616],[-75.172849329,39.926840945],[-75.172600904,39.926810102]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-001954","type":"Sprinkler Certification","inspectionDate":"2021-06-29","result":"Certified","expirationDate":"2022-06-29","buildingId":"1377765"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":null,"stories":3,"lotArea":1138,"zoning":"RM1","grade":null,"basement":"1","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 20088, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":600000,"taxable":120000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":480000},{"y":2024,"v":600000,"taxable":120000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":480000},{"y":2025,"v":600000,"taxable":120000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":480000},{"y":2026,"v":600000,"taxable":120000,"land":120000,"improvement":480000,"taxableLand":120000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":480000},{"y":2027,"v":807700,"taxable":161540,"land":161540,"improvement":646160,"taxableLand":161540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":646160}],"taxNow":1680,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1042717","date":"2020-06-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH FRONT BAYS AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"1042718","date":"2021-03-04","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-08-09","scope":"FOR THE ERECTION OF A THREE STORY ATTACHED STRUCTURE OF TYPE VB CONSTRUCTION WITH A CELLAR AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. AMENDED AS OF 4.16.2021 TO ELIMINATE THE POST AND BEAM ON THE 1ST FLOOR EXIT ALLEY AND CANTILEVER THE FLOOR ABOVE."},{"number":"FP-2021-000648","date":"2021-03-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-08-02","scope":"FOR THE INSTALLATION OF A NFPA 13D FIRE SUPPRESSION SYSTEM FOR A TWO FAMILY DWELLING SERVICED BY TWO- ONE INCH FIRE SERVICE LINES WITH WATER METER ASSEMBLIES. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARD."},{"number":"PP-2021-005155","date":"2021-04-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-02","scope":"2 shower/ tubs 4 toilets 4 vanities 2 kitchen sinks Two washer boxes Two dishwashers One rear yard drain One rear rain leader"},{"number":"PP-2021-005343","date":"2021-04-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-09","scope":"New HD HT FAI and (2) 1\" WDP"},{"number":"MP-2021-002479","date":"2021-04-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-08-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Install all new HVAC, new heater, new air conditioners. Installing 20 vents and register covers. Install new ductwork. 2 AC Condenser Units to be installed in the backyard. 3-ton to service the upstairs, 2-ton to service the downstairs, 80,000 BTU heater for upstairs, 60,000 BTU heater for downstairs)."},{"number":"EP-2021-002709","date":"2021-05-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-17","scope":"Install a new 300 amp service with 2 meters Wire a two-family dwelling with switches, lights, outlets, smoke and carbon monoxide detectors per APPROVED DRAWINGS-2014 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"land","p":188000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"903628","type":"Rental","status":"Active","businessName":"JRG Properties LLC","legalName":"JRG Properties LLC ","address":"1916 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-08-19","latestIssueDate":"2026-07-08","expirationDate":"2027-08-18","inactiveDate":null}],"licenseActivity":[{"number":"903628","type":"Rental","businessName":"JRG Properties LLC","legalName":"JRG Properties LLC ","issuedDate":"2022-08-19","latestIssueDate":"2026-07-08","closureDate":null,"expirationDate":"2027-08-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 35% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $600,000 to $807,700","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 29, 2022","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"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/"}]}