{"asOf":"2026-07-26T09:09:11.750Z","block":"2000-2099 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-s-16th-st","address":"2032-36 S 16TH ST","parcelNumber":"481000006","source":"https://property.phila.gov/?p=481000006","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":null,"buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":null,"useLabel":"Industrial building","owner":"M R REALTY ASSOCIATES LP","coOwner":null,"marketValue":745800,"landAssessment":745800,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":715000,"date":"2007-06-21T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-031744","date":"2023-05-09","code":"B-3306","title":"SAFEGUARDSB- PARTY WALL PROTECTION","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-031745","date":"2023-05-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-031746","date":"2023-05-09","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-031747","date":"2023-05-09","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-050543","date":"2025-07-14","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-041269","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-09","completedDate":"2025-07-14","violations":[{"number":"VI-2023-031744","date":"2023-05-09","code":"B-3306","title":"SAFEGUARDSB- PARTY WALL PROTECTION","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-031745","date":"2023-05-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-031746","date":"2023-05-09","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-031747","date":"2023-05-09","code":"A-301.1/5","title":"TOTAL DEMOLITION","status":"COMPLIED","resolutionDate":"2024-07-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-069073","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-07-14","completedDate":null,"violations":[{"number":"VI-2025-050543","date":"2025-07-14","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-041269","date":"2023-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2024-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2024-07-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2024-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2025-01-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2025-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2025-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2025-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-041269","date":"2025-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-069073","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-069073","date":"2025-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-069073","date":"2026-06-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":6,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92523585094262,"lng":-75.17307983327541,"geom":{"type":"Polygon","coordinates":[[[-75.172939489,39.925282977],[-75.172967705,39.925155571],[-75.173219156,39.925186546],[-75.173189782,39.925317988],[-75.172939489,39.925282977]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":3220,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"9010 ROOSEVELT BLVD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":560000,"taxable":560000,"land":560000,"improvement":0,"taxableLand":560000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":560000,"taxable":560000,"land":560000,"improvement":0,"taxableLand":560000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":745800,"taxable":745800,"land":745800,"improvement":0,"taxableLand":745800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":7839,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-009737","date":"2021-06-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-07-20","scope":"Seal of lateral for partial demo PPC 2018"},{"number":"ZP-2021-013538","date":"2021-11-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMOLITION OF A REAR ADDITION AND THE ERECTION OF A THIRD-STORY ADDITION TO AN EXISTING TWO-STORY STRUCTURE, FOR USE AS HOUSEHOLD LIVING (SEVEN (7) DWELLING UNITS). SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"DP-2021-000987","date":"2021-12-20","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2024-03-27","scope":"FOR THE PARTIAL DEMOLITION OF A REAR ADDITION OF A MASONRY AND WOOD TWO-STORY STRUCTURE BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"CP-2022-005816","date":"2023-02-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR PARTIAL DEMOLITION OF THE EXISTING STRUCTURE, INTERIOR LEVEL3 ALTERATIONS AND FOR THE ERECTION OF AN ADDITION AS PER PLANS. FOR A THREE-STORY, ATTACHED STRUCTURE OF TYPE VA CONSTRUCTION. FOR SEVEN (7) DWELLING UNITS WITH LAYOUT AS SHOWN."},{"number":"ZP-2023-010820","date":"2023-09-28","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Demolition of structure to create vacant lot"},{"number":"PP-2024-000035","date":"2024-01-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-03-03","scope":"LATERAL SEAL ONLY."},{"number":"GM-2024-001990","date":"2024-04-11","work":"Party Wall Protection","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-11-05","scope":"EZ Wall Protection Permit- Obtain permits for the application of exterior wall sidings for the purpose of finishing walls exposed during demolition (including party walls and independent bearing walls abutting party walls) without submitting plans by meeting the Conditions and Design Limitations below. Any deviations from this permit standard will result in permit revocation. PARTY WALL PROTECTION PERMIT FOR FINISHING EXTERIOR PARTY WALL (STUCCO) AFTER DEMOLITION. DP-2024-000481"},{"number":"DP-2024-000481","date":"2024-04-25","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2025-02-28","scope":"**MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF THE EXISTING ATTACHED MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE # CF-2023-041269. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH ENGINEER'S REPORT AND APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. 21 DAY POSTING & NOTICE WAIVED PER A-303.2 & DEMOLITION START DATE TO BE IN ACCORDANCE WITH A-302.2.3 #2. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * FOUNDATIONS AND SLAB TO BE REMOVED IN ACCORDANCE WITH B-3303.12 AND SITE BACKFILLED IN ACCORDANCE WITH B-3303.4.1 OF THE PHILADELPHIA BUILDING CODE. **PROTECTION OF ADJACENT STRUCTURES TO BE MAINTAINED DURING DEMOLITION ACTIVITIES. SCOPE INCLUDES SPECIAL INSPECTIONS OF STRUCTURAL STABILITY OF ADJACENT STRUCTURES IN ACCORDANCE WITH B-1704.6.4.**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"demo"},{"y":2024,"k":"permit","w":"Party Wall Protection"},{"y":2024,"k":"permit","w":"Minor Demolition"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"demo"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $560,000 to $745,800","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: PP-2021-009737 (Expired), DP-2021-000987 (Expired), CP-2022-005816 (Issued), PP-2024-000035 (Expired), GM-2024-001990 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"5 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"11 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 27, 2026.","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/"}],"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/"}]}