{"asOf":"2026-07-27T19:30:10.700Z","block":"1300-1399 GROVE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-grove-st","address":"1312-16 GROVE ST","parcelNumber":"881341000","source":"https://property.phila.gov/?p=881341000","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"PHADC GROVE LLC","coOwner":null,"marketValue":1057500,"landAssessment":105700,"improvementAssessment":951800,"livableArea":6114,"yearBuilt":2018,"lastSale":{"price":1200000,"date":"2025-05-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"4724738","date":"2018-06-28","code":"CP-01","title":"CLIP VIOLATION 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Certification","inspectionDate":"2023-07-26","result":"Certified","expirationDate":"2024-07-26","buildingId":"3000047"},{"number":"BC-2024-009315","type":"Sprinkler Certification","inspectionDate":"2023-07-26","result":"Certified","expirationDate":"2024-07-26","buildingId":"3000047"},{"number":"BC-2024-020055","type":"Fire Alarm Certification","inspectionDate":"2024-06-18","result":"Certified","expirationDate":"2025-06-18","buildingId":"3000047"},{"number":"BC-2025-016950","type":"Fire Alarm Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"3000047"},{"number":"BC-2025-016954","type":"Sprinkler Certification","inspectionDate":"2025-06-09","result":"Certified","expirationDate":"2026-06-09","buildingId":"3000047"},{"number":"BC-2026-012026","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-04-22","result":"Certified","expirationDate":"2027-04-22","buildingId":"3000047"},{"number":"BC-2026-015603","type":"Sprinkler Certification","inspectionDate":"2026-05-01","result":"Certified","expirationDate":"2027-05-01","buildingId":"3000047"},{"number":"BC-2026-013401","type":"Sprinkler Certification","inspectionDate":"2026-05-01","result":"Certified","expirationDate":"2027-05-01","buildingId":"3000047"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":679,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"C/O PHILADELPHIA HOUSING AUTHORITY DEVELOPMENT CORPORATION 2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6600,"taxable":6600,"land":6600,"improvement":0,"taxableLand":6600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":21700,"taxable":21700,"land":21700,"improvement":0,"taxableLand":21700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":830000,"taxable":83000,"land":83000,"improvement":747000,"taxableLand":83000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747000},{"y":2021,"v":830000,"taxable":83000,"land":83000,"improvement":747000,"taxableLand":83000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747000},{"y":2022,"v":830000,"taxable":83000,"land":83000,"improvement":747000,"taxableLand":83000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":747000},{"y":2023,"v":871000,"taxable":87100,"land":87100,"improvement":783900,"taxableLand":87100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":783900},{"y":2024,"v":871000,"taxable":87100,"land":87100,"improvement":783900,"taxableLand":87100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":783900},{"y":2025,"v":871000,"taxable":87100,"land":87100,"improvement":783900,"taxableLand":87100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":783900},{"y":2026,"v":871000,"taxable":87100,"land":87100,"improvement":783900,"taxableLand":87100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":783900},{"y":2027,"v":1057500,"taxable":105700,"land":105700,"improvement":951800,"taxableLand":105700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":951800}],"taxNow":1219,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"847612","date":"2018-01-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-01-31","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM (THREE [3] DEEDED LOTS (OPA#S 36-2372100,36-237200, AND 36-237-1900) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"848758","date":"2018-01-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-01-31","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM (THREE [3] DEEDED LOTS (OPA#S 36-2372100,36-237200, AND 36-237-1900) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"848759","date":"2018-01-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-01-31","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM (THREE [3] DEEDED LOTS (OPA#S 36-2372100,36-237200, AND 36-237-1900) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"848760","date":"2018-04-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-25","scope":"FOR THE ERECTION OF A NEW THREE [3] STORY STRUCTURE WITH FIVE [5] DWELLING UNITS AT CELLULAR LEVEL THROUGH THIRD FLOOR AS PER PLAN, FOR A SIX (6) FOOT HIGH PERIMETER FENCE AS PER PLAN.(SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"889159","date":"2018-07-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-05-20","scope":"NEW CONSTRUCTION OF A THREE (3) STORY THREE-FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"890806","date":"2018-07-12","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2019-05-20","scope":"NEW CONSTRUCTION OF A THREE (3) STORY TWO-FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *SEE A/P 889159 FOR PLANS* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"915901","date":"2018-10-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT BUILDING 'B' TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"915902","date":"2018-10-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"INSTALL TWO (2) NEW FIRE SUPPRESSION SYSTEMS (ONE FOR EACH DWELLING UNIT) TO INCLUDE A 1\" COMBINED SERVICE FOR EACH SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT BUILDING 'A'. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"924307","date":"2018-11-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"INSTALL NEW 6\" HOUSE TRAP 4\" MAIN DRAIN 1\" COMBINED WATER SERVICE ROUGH IN WATER AND WASTE FOR 3WC 3LAVS 3TUBS 2WB 2KS"},{"number":"931723","date":"2018-12-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"INSTALL (2) HEAT PUMPS WITH DUCTWORK. (TW0-FAMILY)"},{"number":"931724","date":"2018-12-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"INSTALL (3) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"916505","date":"2018-12-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 890806 TO INCREASE THE HEIGHT OF BUILDING 'A' AS PER APPROVED PLANS."},{"number":"934612","date":"2018-12-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"AMEND NEW CONSTRUCTION PERMIT NO. 889159 TO INCREASE THE HEIGHT OF BUILDING 'B' AS PER APPROVED PLANS. **SEE A/P 916505 FOR PLANS**"},{"number":"916393","date":"2018-12-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"NEW CONSTRUCTION OF A THREE (3) STORY THREE-FAMILY DWELLING; 4-WATER CLOSETS, 4-LAVS, 4-TUBS, 3-KITCHEN SINKS, 3-WASHING MACHINE AND 3-WATER HEATER **ROUGHIN PERMIT FOR INTERIOR ONLY**THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 INSTALL 1\" DWS, 6\" HOUSE TRAP & FAI & HOUSE DRAIN"},{"number":"938207","date":"2018-12-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"WIRING & INSTALLING ALL LIGHT FIXTURES DEVICES SMOKE DETECTORS GFI'S TO 2008 NEC EACH APT WITH 150 AMP SUB SERVICE & COMMON AREA A NEW 250AMP SERVICE COMPLETE WITH GROUNDING ALL PHONE TV CAMERA & INTERCOM SYSTEMS HOOK UP ALL HEATING & A/C UNITS"},{"number":"938203","date":"2019-02-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-15","scope":"WIRING & INSTALLING ALL DEVICES FIXTURES SMOKE DETECTORS TO 2008 NEC A NEW 400 SERVICE WITH EACH APT 150AMP BRANCH FEEDER TO COMMON HOUSE PANEL ALL PHONE & TV INTERCOM WIRING NEW FIRE ALARM SYSTEM AP PER NFPA 72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2025,"k":"sale","p":1200000},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"825594","type":"Rental","status":"Inactive","businessName":"HOW Real Estate Investment 2017 LLC","legalName":"HOW Real Estate Investment 2017 LLC","address":"1312-16 GROVE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2019-10-03","latestIssueDate":"2024-10-02","expirationDate":"2025-10-02","inactiveDate":"2025-12-01"}],"licenseActivity":[{"number":"825594","type":"Rental","businessName":"HOW Real Estate Investment 2017 LLC","legalName":"HOW Real Estate Investment 2017 LLC","issuedDate":"2019-10-03","latestIssueDate":"2024-10-02","closureDate":"2025-12-01","expirationDate":"2025-10-02","inactiveDate":"2025-12-01","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":"Use permit #848760: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 9, 2026; Sprinkler Certification: Certified through May 1, 2027; Emergency and Standby Power Systems Certification: Certified through Apr 22, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 21, 2025.","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":"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/"},{"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/"}]}