{"asOf":"2026-07-30T22:37:55.053Z","block":"1900-1999 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-s-16th-st","address":"1940 S 16TH ST","parcelNumber":"481197500","source":"https://property.phila.gov/?p=481197500","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"25","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"RADANO BRIAN","coOwner":"LEZINSKI MARC R","marketValue":462100,"landAssessment":92420,"improvementAssessment":369680,"livableArea":1431,"yearBuilt":1920,"lastSale":{"price":165000,"date":"2018-02-17T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.926270340781365,"lng":-75.17281124360643,"geom":{"type":"Polygon","coordinates":[[[-75.172720073,39.926279037],[-75.172729177,39.926239409],[-75.172903166,39.926262568],[-75.172895045,39.926300621],[-75.172720073,39.926279037]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":4,"baths":4,"stories":3,"lotArea":686,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1100 ADAMS ST APT 508, HOBOKEN NJ, 07030","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR ERECTION OF A THIRD STORY ADDITION AND INTERIOR ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING.","status":"OPEN","outcome":"Granted with conditions","date":"2018-07-11","number":"33656","relatedPermit":"859664"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":82700,"taxable":82700,"land":7889,"improvement":74811,"taxableLand":7889,"taxableImprovement":74811,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":82700,"taxable":82700,"land":15217,"improvement":67483,"taxableLand":15217,"taxableImprovement":67483,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":82700,"taxable":82700,"land":15217,"improvement":67483,"taxableLand":15217,"taxableImprovement":67483,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":123000,"taxable":123000,"land":22632,"improvement":100368,"taxableLand":22632,"taxableImprovement":100368,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":132300,"taxable":132300,"land":24343,"improvement":107957,"taxableLand":24343,"taxableImprovement":107957,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":132300,"taxable":132300,"land":24343,"improvement":107957,"taxableLand":24343,"taxableImprovement":107957,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":132300,"taxable":132300,"land":24343,"improvement":107957,"taxableLand":24343,"taxableImprovement":107957,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":340000,"taxable":138594,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":70594,"exemptLand":0,"exemptImprovement":201406},{"y":2024,"v":340000,"taxable":138594,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":70594,"exemptLand":0,"exemptImprovement":201406},{"y":2025,"v":389600,"taxable":158812,"land":77920,"improvement":311680,"taxableLand":77920,"taxableImprovement":80892,"exemptLand":0,"exemptImprovement":230788},{"y":2026,"v":389600,"taxable":158812,"land":77920,"improvement":311680,"taxableLand":77920,"taxableImprovement":80892,"exemptLand":0,"exemptImprovement":230788},{"y":2027,"v":462100,"taxable":188366,"land":92420,"improvement":369680,"taxableLand":92420,"taxableImprovement":95946,"exemptLand":0,"exemptImprovement":273734}],"taxNow":2223,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"859664","date":"2018-08-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"ERECTION OF A THIRD STORY ADDITION AND INTERIOR ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING.(NO BEDROOM OR LIVING QUARTERS ALLOWED IN BASEMENT PER VARIANCE PROVISO)"},{"number":"859666","date":"2018-09-18","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-10-04","scope":"INTERIOR ALTERATIONS TO THE EXISTING TWO STORY MULTI FAMILY DWELLING UNIT TO INCLUDE NEW THIRD FLOOR ADDITION."},{"number":"913961","date":"2018-10-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-06","scope":"AMENDED PERMIT #859666. TO DOCUMENT THE LOWERING OF THE BASEMENT AN ADDITIONAL 6 INCHES PER SUBMITTED PLANS.VERIFY WITH INSPECTOR BY DIGGING TEST AREA THAT ADDITIONAL LOWERING OF BASEMENT WILL NOT EXPOSE BOTTOM OF FOUNDATION WALLS. NO UNDERPINNING ALLOWED ON THIS APPLICATION."},{"number":"927422","date":"2018-12-10","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"ABANDONED","completedDate":"2018-12-10","scope":"REMOVE & REPLACE THE EXISTING FRONT WALL TWO STORY BRICK FACADE, DOOR & WINDOWS."},{"number":"934971","date":"2018-12-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-27","scope":"INSTALL TWO 90% 40K BTU FURNACE AND 2 TWO TON CONDENSERS AND ACOIL WITH RELATED DUCT WORK,ONE SYSTEM LOCATED ON 3RD FL CONDENSER IS ON 3RD FL ROOF,AND ONE SYSTEM IN THE BASEMENT WITH CONDENSER IN THE BACKYARD"},{"number":"937208","date":"2018-12-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-27","scope":"INSTALL CURB TRAP,FAI,MAIN DRAIN,WASTE AND WATER LINES FOR 20WATER CLOSETS,2-LAVS,2-TUBS,2-KITCHEN SINKS AND 2-WATER HEATERS-PA1#20183540464-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\"THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"941588","date":"2019-01-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-28","scope":"COMPLETE REWIRE FOR 2 FAMILY INCLUDES 200A SERVICE WITH 3 METER SOCKETS AS PER NEC 2007"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"sale","p":165000},{"y":2018,"k":"appeal","w":"Appeal granted with conditions"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"946347","type":"Rental","status":"Active","businessName":"Kristin Tomasco","legalName":"Kristin Tomasco","address":"1940 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2024-03-11","latestIssueDate":"2026-03-03","expirationDate":"2027-03-10","inactiveDate":null}],"licenseActivity":[{"number":"946347","type":"Rental","businessName":"Kristin Tomasco","legalName":"Kristin Tomasco","issuedDate":"2024-03-11","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-10","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 157% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $132,300 to $340,000","no permit shown in 2022-2024"],"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":"Appeal #33656: OPEN · Granted with conditions; related permit 859664. Use permit #859664: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 927422 (ABANDONED).","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1100 ADAMS ST APT 508, HOBOKEN NJ, 07030).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"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/"},{"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"}]}