{"asOf":"2026-07-25T20:55:57.508Z","block":"700-799 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-n-16th-st","address":"721 N 16TH ST","parcelNumber":"881000511","source":"https://property.phila.gov/?p=881000511","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"830","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"PHILADELPHIA LOTUS 24 LLC","coOwner":null,"marketValue":1686100,"landAssessment":168600,"improvementAssessment":1517500,"livableArea":11900,"yearBuilt":2023,"lastSale":{"price":2625000,"date":"2025-10-29T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2026-027740","date":"2026-05-02","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"SVN ISSUED","resolutionDate":"2026-05-02","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-045630","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-02","completedDate":null,"violations":[{"number":"VI-2026-027740","date":"2026-05-02","code":"PM15-302.3","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"SVN ISSUED","resolutionDate":"2026-05-02","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-045630","date":"2026-05-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96796452662624,"lng":-75.16332334548324,"geom":{"type":"Polygon","coordinates":[[[-75.163166193,39.967951237],[-75.163187223,39.967853397],[-75.163481714,39.967889326],[-75.163439427,39.968081601],[-75.163191509,39.968050607],[-75.163209163,39.967969341],[-75.163163688,39.967963673],[-75.163166193,39.967951237]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":5,"lotArea":70,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"829 N 29TH ST #5, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the consolidation of lot line to create one lot (Parcel A) from three deeded lots (725 n 16th St, 727 N 16th St, and 721 n 16th St Temp Parcel A).\n\nFor the erection of a four story addition to a structure actively under construct","status":"Completed","outcome":"Granted with conditions","date":"2023-06-20","number":"ZP-2022-009846","relatedPermit":"ZP-2022-009846"},{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-04-23","number":"HA-2024-001859","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2025-04-23","number":"HA-2024-001860","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":1710300,"taxable":171030,"land":171030,"improvement":1539270,"taxableLand":171030,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1539270},{"y":2025,"v":1502800,"taxable":150280,"land":150280,"improvement":1352520,"taxableLand":150280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1352520},{"y":2026,"v":1502800,"taxable":150280,"land":150280,"improvement":1352520,"taxableLand":150280,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1352520},{"y":2027,"v":1686100,"taxable":168600,"land":168600,"improvement":1517500,"taxableLand":168600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1517500}],"taxNow":2104,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-012611","date":"2021-11-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-27","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURES. LOW INCOME BONUS APPLIED: AN ADDITIONAL 3 RESIDENTIAL UNITS AND AN ADDITIONAL 7 FT HEIGHT BONUS APPLIED TO THIS PERMIT (14-702(7)(b) (.6) AND (c)). SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2021-003857","date":"2021-12-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-27","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURES. FOR MULTI-FAMILY HOUSEHOLD LIVING TEN (10) DWELLING UNITS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. SEPARAE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. HORIZONTAL EXITS ARE PROVIDED FROM 1ST TO 5TH FLOORS. AMENDMENT TO INCLUDE ADDITION OF ELEVATOR MACHINE ROOM ON THE ROOF, REMOVING ELEVATOR ACCESS TO THE UTILITY ROOM IN THE BASEMENT WITH 24\" MAT SLAB AND MINOR ADJUSTMENT TO THE TOTAL BUILDING WIDTH DUE TO ONSIDE EXISTING CONDITION AS PER APPROVED REVISED PLANS."},{"number":"EP-2022-003826","date":"2022-06-20","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-07","scope":"INSTALL A 800 AMP SERVICE, (15) GANG METER BANK, (2) 200 AMP PANELS & FEEDERS, (8) 150 AMP PANELS & FEEDERS, (1) 125 AMP PANEL & FEEDER. PROVIDE WIRING THROUGHOUT THE COMMON AREAS AND (10) DWELLING UNITS, INSTALL LIGHTS NORMAL AND EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHNICAL AND HVAC EQUIPMENT. INSTALL A FIRE ALARM SYSTEM THROUGHOUT. INSTALL A TWO - WAY COMMUNICATION SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"MP-2022-003167","date":"2022-06-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-26","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE APARTMENT BUILDING AS PER APPROVED PLANS."},{"number":"FP-2022-000920","date":"2022-08-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-26","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2.5\" BACKFLOW PREVENTION ASSEMBLY AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2022-007256","date":"2022-10-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-26","scope":"14 bath 10 kitchens"},{"number":"ZP-2022-009846","date":"2023-05-24","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-02","scope":"For the consolidation of lot line to create one lot (Parcel A) from three deeded lots (725 n 16th St, 727 N 16th St, and 721 n 16th St Temp Parcel A)."},{"number":"ZP-2023-008990","date":"2023-10-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a four story addition to an existing structure that include a full basement with egress and a roof deck. Size and location per plans. Administrative Adjustment 5/20/2026 to document the eliminations of the proposed roof deck and the reduction in occupied area per plan."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"sale","p":2625000},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"335311","type":"Rental","status":"Inactive","businessName":"MOUNTFAIR ASSOCIATES LP (YVONNE PERRY)","legalName":"MOUNTFAIR ASSOCIATES LP","address":"721 N 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2005-09-02","latestIssueDate":"2025-10-21","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"0995913","type":"Rental","status":"Active","businessName":"Philadelphia Lotus 24 LLC","legalName":"Philadelphia Lotus 24 LLC","address":"721 N 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2025-12-19","latestIssueDate":"2025-12-19","expirationDate":"2026-12-18","inactiveDate":null}],"licenseActivity":[{"number":"0995913","type":"Rental","businessName":"Philadelphia Lotus 24 LLC","legalName":"Philadelphia Lotus 24 LLC","issuedDate":"2025-12-19","latestIssueDate":"2025-12-19","closureDate":null,"expirationDate":"2026-12-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"335311","type":"Rental","businessName":"MOUNTFAIR ASSOCIATES LP (YVONNE PERRY)","legalName":"MOUNTFAIR ASSOCIATES LP","issuedDate":"2005-09-02","latestIssueDate":"2025-10-21","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":10,"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 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"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":"violations","level":"attention","title":"1 open L&I violation","finding":"1 violation row 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 2, 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/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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":"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 apartments. 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/"}]}