{"asOf":"2026-07-26T13:21:41.780Z","block":"2800-2899 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-s-16th-st","address":"2801 S 16TH ST","parcelNumber":"871535160","source":"https://property.phila.gov/?p=871535160","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"D'AMICO SAMUEL J","coOwner":"RITA A H/W","marketValue":193800,"landAssessment":38700,"improvementAssessment":155100,"livableArea":1275,"yearBuilt":1920,"lastSale":{"price":32000,"date":"1984-08-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"3963759","date":"2016-04-19","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT 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SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2016-07-26","completedDate":"2018-02-27","violations":[{"number":"4023747","date":"2016-07-26","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023746","date":"2016-07-26","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023745","date":"2016-07-26","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023744","date":"2016-07-26","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023743","date":"2016-07-26","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4023742","date":"2016-07-26","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"674879","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3904000","date":"2016-04-19","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"RESOLVE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":15,"worst":null}],"investigations":[{"caseNumber":"528610","date":"2016-04-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528610","date":"2016-06-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"528610","date":"2016-07-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"546532","date":"2016-07-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"546532","date":"2016-10-27","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91579753715928,"lng":-75.1744023972218,"geom":{"type":"Polygon","coordinates":[[[-75.174325439,39.915741549],[-75.174456016,39.915758361],[-75.174425563,39.915892471],[-75.174325439,39.915741549]]]},"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":923,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3246 S SMEDLEY ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":218900,"taxable":218900,"land":31593,"improvement":187307,"taxableLand":31593,"taxableImprovement":187307,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":218900,"taxable":218900,"land":31593,"improvement":187307,"taxableLand":31593,"taxableImprovement":187307,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":227500,"taxable":227500,"land":45500,"improvement":182000,"taxableLand":45500,"taxableImprovement":182000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":234300,"taxable":234300,"land":46860,"improvement":187440,"taxableLand":46860,"taxableImprovement":187440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":236600,"taxable":236600,"land":47320,"improvement":189280,"taxableLand":47320,"taxableImprovement":189280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":236600,"taxable":236600,"land":47320,"improvement":189280,"taxableLand":47320,"taxableImprovement":189280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":236600,"taxable":236600,"land":47320,"improvement":189280,"taxableLand":47320,"taxableImprovement":189280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":198300,"taxable":198300,"land":39660,"improvement":158640,"taxableLand":39660,"taxableImprovement":158640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":198300,"taxable":198300,"land":39660,"improvement":158640,"taxableLand":39660,"taxableImprovement":158640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":184300,"taxable":184300,"land":36860,"improvement":147440,"taxableLand":36860,"taxableImprovement":147440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":184300,"taxable":184300,"land":36860,"improvement":147440,"taxableLand":36860,"taxableImprovement":147440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":193800,"taxable":193800,"land":38700,"improvement":155100,"taxableLand":38700,"taxableImprovement":155100,"exemptLand":0,"exemptImprovement":0}],"taxNow":2580,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"674879","date":"2016-03-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-10-12","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY, NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"692850","date":"2016-06-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-12","scope":"FOR INTERIOR ALTERATIONS TO INLCUDE INSTALLATION OF FIRE-RATED FLOOR/CEILING ASSEMBLY, RATED SHAFT ENCLOSURE WALLS, NEW EXTERIOR FENESTRATION INSTALLATION, INTERIOR PARTITION WALL INSTALLATION, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2009, COMPLIANCE PATH, WORK-AREA METHOD: LVL II ALTERATIONS)"},{"number":"712153","date":"2016-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"WIRE 2ND FLOOR APARTMENT- 20- RECEPTACLES, 5- SWITCHES, 2- SMOKE DETECTORS, 5- HI-HATS, NEW 20- CIRCUIT PANEL .. IN ACCORDANCE WITH 2008 NEC FOR A TWO FAMILY BUILDING (3RD METER AND HOUSE PANEL IS REQUIRED FOR ANY COMMON AREAS)"},{"number":"723868","date":"2016-09-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-12","scope":"INSTALL ONE 45,000 BTU GAS HEATER 92% WITH ONE 5 TON A/C UNIT AND ALL RELATED DUCT WORK FOR APT 2"},{"number":"731548","date":"2016-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"ROUGH AND FINAL 1 WATER CLOSET, 1 LAVY SINK, 1 TUB, 1 KITCHEN SINK, 1 DISHWASHER - THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1024407","date":"2019-11-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-05-04","scope":"REMOVE AND REPLACE WATER HEATER AS PER FUEL GAS AND PHILA PLUM CODE 2004 CONTRACTOR WILL CONFIRM THE CONDITION AND CAPACITY OF EXT'G MASONRY CHIMNEY"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Demolition"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"viol","w":"15 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"494788","type":"Rental","status":"Inactive","businessName":"SAMUEL & RITA D AMICO","legalName":"SAMUEL & RITA D AMICO","address":"2801 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-03-03","latestIssueDate":"2023-03-20","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"}],"licenseActivity":[{"number":"494788","type":"Rental","businessName":"SAMUEL & RITA D AMICO","legalName":"SAMUEL & RITA D AMICO","issuedDate":"2010-03-03","latestIssueDate":"2023-03-20","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1024407 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 27, 2016.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 15 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/"}]}