{"asOf":"2026-07-27T13:57:39.725Z","block":"300-399 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-16th-st","address":"331 S 16TH ST","parcelNumber":"881537700","source":"https://property.phila.gov/?p=881537700","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":"LOCUST 23 ASSOCIATES","coOwner":"A LTD PARTNERSHIP","marketValue":974600,"landAssessment":194900,"improvementAssessment":779700,"livableArea":4368,"yearBuilt":1920,"lastSale":{"price":300000,"date":"1983-11-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-024511","date":"2022-04-13","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-024510","date":"2022-04-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-024509","date":"2022-04-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-024513","date":"2022-04-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024516","date":"2022-04-13","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024515","date":"2022-04-13","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024514","date":"2022-04-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024517","date":"2022-04-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-031042","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-13","completedDate":"2022-04-13","violations":[{"number":"VI-2022-024511","date":"2022-04-13","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-024510","date":"2022-04-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2022-024509","date":"2022-04-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2022-04-13","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2022-031046","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-13","completedDate":"2023-04-28","violations":[{"number":"VI-2022-024513","date":"2022-04-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024516","date":"2022-04-13","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024515","date":"2022-04-13","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024514","date":"2022-04-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-024517","date":"2022-04-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-04-28","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":8,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2022-031042","date":"2022-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031042","date":"2022-04-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-031046","date":"2022-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-031046","date":"2023-04-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":2,"passes":1},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94635423168388,"lng":-75.16800521485088,"geom":{"type":"Polygon","coordinates":[[[-75.167843432,39.946304981],[-75.1681789,39.946348109],[-75.168166968,39.946403599],[-75.167831031,39.946360138],[-75.167843432,39.946304981]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-016815","type":"Fire Alarm Certification","inspectionDate":"2022-11-01","result":"Certified","expirationDate":"2023-11-01","buildingId":"1424522"},{"number":"BC-2025-000070","type":"Fire Alarm Certification","inspectionDate":"2024-12-30","result":"Certified","expirationDate":"2025-12-30","buildingId":"1424522"},{"number":"BC-2026-002479","type":"Fire Alarm Certification","inspectionDate":"2026-01-23","result":"Certified","expirationDate":"2027-01-23","buildingId":"1424522"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":2120,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1503 PINE ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":759500,"taxable":759500,"land":135962,"improvement":623538,"taxableLand":135962,"taxableImprovement":623538,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":759500,"taxable":759500,"land":135962,"improvement":623538,"taxableLand":135962,"taxableImprovement":623538,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1148100,"taxable":1148100,"land":344430,"improvement":803670,"taxableLand":344430,"taxableImprovement":803670,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":913900,"taxable":913900,"land":274170,"improvement":639730,"taxableLand":274170,"taxableImprovement":639730,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":920700,"taxable":920700,"land":276210,"improvement":644490,"taxableLand":276210,"taxableImprovement":644490,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":920700,"taxable":920700,"land":276210,"improvement":644490,"taxableLand":276210,"taxableImprovement":644490,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":920700,"taxable":920700,"land":276210,"improvement":644490,"taxableLand":276210,"taxableImprovement":644490,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1004400,"taxable":1004400,"land":301320,"improvement":703080,"taxableLand":301320,"taxableImprovement":703080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1004400,"taxable":1004400,"land":301320,"improvement":703080,"taxableLand":301320,"taxableImprovement":703080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":904000,"taxable":904000,"land":271200,"improvement":632800,"taxableLand":271200,"taxableImprovement":632800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":904000,"taxable":904000,"land":271200,"improvement":632800,"taxableLand":271200,"taxableImprovement":632800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":974600,"taxable":974600,"land":194900,"improvement":779700,"taxableLand":194900,"taxableImprovement":779700,"exemptLand":0,"exemptImprovement":0}],"taxNow":12654,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"424133","date":"2012-08-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-03-22","scope":"PATCHPOINT BRICK AS REQUIRED USING MORTAS TO MATCH EXISTING MORTA MIX: 6 PARTS SAID, 2 PARTS LIME, 1 PART PORTLAND CEMENT. REPAIR BROWNSTONE ELEMENTS AS REQUIRED USING JAHN COMPOSITE REPAIR MORTA. ALL SAMPLES TO BE APPROVED BY PHILADELPHIA HISTORIC COMMINSION"},{"number":"CP-2022-005640","date":"2022-12-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-28","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO THE REAR 2ND STORY SHED BAY AND ROOF DECK TO COMPLY WITH CF-2022-031046. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2022-031046. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Alteration"},{"y":2022,"k":"viol","w":"8 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"sale","p":2400000},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"218313","type":"Rental","status":"Inactive","businessName":"MICHAEL A SHER (LOCUST 23 ASSOCIATES)","legalName":"MICHAEL A SHER","address":"331 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-05-05","latestIssueDate":"2020-03-17","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"924869","type":"Rental","status":"Active","businessName":"Urban Homes II LLC","legalName":"Urban Homes II LLC","address":"331 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-05-30","latestIssueDate":"2026-04-16","expirationDate":"2027-05-29","inactiveDate":null}],"licenseActivity":[{"number":"924869","type":"Rental","businessName":"Urban Homes II LLC","legalName":"Urban Homes II LLC","issuedDate":"2023-05-30","latestIssueDate":"2026-04-16","closureDate":null,"expirationDate":"2027-05-29","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"218313","type":"Rental","businessName":"MICHAEL A SHER (LOCUST 23 ASSOCIATES)","legalName":"MICHAEL A SHER","issuedDate":"2004-05-05","latestIssueDate":"2020-03-17","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":6,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 28, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 23, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}