{"asOf":"2026-07-26T17:11:08.694Z","block":"1700-1799 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-master-st","address":"1716 MASTER ST","parcelNumber":"881000960","source":"https://property.phila.gov/?p=881000960","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"804","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"OMEGA INVESTMENT FUND LLC","coOwner":null,"marketValue":743000,"landAssessment":74300,"improvementAssessment":668700,"livableArea":6188,"yearBuilt":2025,"lastSale":{"price":227500,"date":"2022-03-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-077410","date":"2021-11-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-089807","date":"2022-12-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-089808","date":"2022-12-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-016586","date":"2023-03-17","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-016585","date":"2023-03-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-043994","date":"2023-06-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-08-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-043995","date":"2023-06-22","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-08-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-107297","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-03","completedDate":"2021-11-17","violations":[{"number":"VI-2021-077410","date":"2021-11-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-11-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-119691","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-01","completedDate":"2023-01-18","violations":[{"number":"VI-2022-089807","date":"2022-12-01","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-089808","date":"2022-12-01","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-022021","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-17","completedDate":"2023-04-05","violations":[{"number":"VI-2023-016586","date":"2023-03-17","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-016585","date":"2023-03-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-04-04","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-058777","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-06-22","completedDate":"2023-08-18","violations":[{"number":"VI-2023-043994","date":"2023-06-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-08-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-043995","date":"2023-06-22","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-08-17","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2021-107297","date":"2021-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-107297","date":"2021-11-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-119691","date":"2022-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-119691","date":"2022-12-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-022021","date":"2023-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-022021","date":"2023-04-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-058777","date":"2023-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-058777","date":"2023-08-17","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97499244726231,"lng":-75.16440345003228,"geom":{"type":"Polygon","coordinates":[[[-75.164392577,39.974850605],[-75.164470182,39.974860559],[-75.164414136,39.975134091],[-75.164336868,39.975125177],[-75.164392577,39.974850605]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":2200,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"8 SHADY PINE DR, IVYLAND PA, 18974","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED BUILDING WITH TWO BALCONIES. SIZE AND LOCATION AS SHOWN ON SUBMITTED PLANS. FOR THREE (3) DWELLING UNITS (MULTIFAMILY HOUSEHOLD LIVING.)\nAP 848156","status":"In Process","outcome":"Complete","date":"2020-12-30","number":"33140","relatedPermit":"848156"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":297000,"taxable":74100,"land":74100,"improvement":222900,"taxableLand":74100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":222900},{"y":2026,"v":741000,"taxable":118560,"land":74100,"improvement":666900,"taxableLand":74100,"taxableImprovement":44460,"exemptLand":0,"exemptImprovement":622440},{"y":2027,"v":743000,"taxable":185750,"land":74300,"improvement":668700,"taxableLand":74300,"taxableImprovement":111450,"exemptLand":0,"exemptImprovement":557250}],"taxNow":1660,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"848156","date":"2020-10-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-08","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH TWO BALCONIES. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS."},{"number":"ZP-2023-001373","date":"2023-10-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-04-16","scope":"PERMIT FOR THE ERECTION OF A 3 STORY ATTACHED STRUCTURE FOR USE AS A MULTI FAMILY DWELLING (6 UNITS); SIZE AND LOCATION AS SHOWN IN THE PLAN"},{"number":"CP-2023-006997","date":"2024-05-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-16","scope":"FOR THE ERECTION OF A THREE (3) STORY SEMI-DETACHED VB BUILDING WITH A BASEMENT FOR THE USE AS MULTI-FAMILY ( 6 UNITS) HOUSEHOLD LIVING. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"SP-2024-000600","date":"2024-06-04","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2025-04-09","scope":"Site / Utility Permit for CP-2023-006997"},{"number":"MP-2024-002592","date":"2024-06-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-04-09","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2024-001235","date":"2024-07-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-09","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"PP-2024-012215","date":"2024-09-06","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-18","scope":"Install 2\" water service, 5\" sanitary curb trap, 6\" storm, 4\" vent, 5\" house drain"},{"number":"PP-2024-012428","date":"2024-09-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-09","scope":"INTERIOR Installation sewer, sanitary, storm and water supply piping to fixture unites:6- w/c, 6-lavatory sink, 6-Bathtub, 6-laundry, 1-sum pump, 2-sewer pump, 4-aria drain 2-floor drain, 6-kitchen sink, 6-hub drain, 4-roof drain, 6-water heater, 1-2\"BFP assembly. 56 FIXTURES"},{"number":"EP-2024-006655","date":"2024-09-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-20","scope":"Install 600 amp, 1ph-main service. Install 7-gang meter module. Install wiring throughout 6 apartments and common areas. Install cable tv wiring, lighting, receptacles, and power to equipment as per 2017 NEC. Install fire alarm system throughout as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"356669","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"MARCELINE & STEVEN LAWRENCE","legalName":"MARCELINE & STEVEN LAWRENCE","address":"1716 MASTER ST","revenueCode":"3219","rentalCategory":null,"units":1,"issuedDate":"2006-02-17","latestIssueDate":"2013-04-09","expirationDate":"2014-02-28","inactiveDate":null},{"number":"0976645","type":"Rental","status":"Active","businessName":"Omega Investment Fund LLC","legalName":"Omega Investment Fund LLC","address":"1716 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2025-04-21","latestIssueDate":"2026-04-20","expirationDate":"2027-04-20","inactiveDate":null}],"licenseActivity":[{"number":"0976645","type":"Rental","businessName":"Omega Investment Fund LLC","legalName":"Omega Investment Fund LLC","issuedDate":"2025-04-21","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-04-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"356669","type":"Vacant Residential Property / Lot","businessName":"MARCELINE & STEVEN LAWRENCE","legalName":"MARCELINE & STEVEN LAWRENCE","issuedDate":"2006-02-17","latestIssueDate":"2013-04-09","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":6,"signals":[{"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":["8 permit events 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 149% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $297,000 to $741,000","no permit shown in 2025-2027"],"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 #33140: In Process · Complete; related permit 848156.","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: 848156 (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":"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 (8 SHADY PINE DR, IVYLAND PA, 18974).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 17, 2023.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #356669: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"}]}