{"asOf":"2026-07-27T13:37:29.357Z","block":"200-299 S 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-16th-st","address":"247 S 16TH ST","parcelNumber":"881547026","source":"https://property.phila.gov/?p=881547026","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":"ROIC LLC","coOwner":null,"marketValue":782900,"landAssessment":156500,"improvementAssessment":626400,"livableArea":2730,"yearBuilt":1920,"lastSale":{"price":1325000,"date":"2021-12-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-001458","date":"2023-01-09","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-033984","date":"2023-05-16","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-08-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-001901","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-01-09","completedDate":null,"violations":[{"number":"VI-2023-001458","date":"2023-01-09","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-043620","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-15","completedDate":"2023-08-24","violations":[{"number":"VI-2023-033984","date":"2023-05-16","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-08-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-001901","date":"2023-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001901","date":"2023-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043620","date":"2023-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001901","date":"2023-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043620","date":"2023-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043620","date":"2023-08-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-001901","date":"2023-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001901","date":"2023-10-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":6,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94798648741972,"lng":-75.16769661937268,"geom":{"type":"Polygon","coordinates":[[[-75.167571506,39.948007207],[-75.167586755,39.947936624],[-75.167820996,39.947965174],[-75.167806233,39.948036752],[-75.167571506,39.948007207]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-019405","type":"Fire Escape Report","inspectionDate":"2017-11-22","result":"Safe with Repair","expirationDate":"2022-11-22","buildingId":"1421749"},{"number":"BC-2023-013486","type":"Fire Alarm Certification","inspectionDate":"2023-06-27","result":"Certified","expirationDate":"2024-06-27","buildingId":"1421749"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":1716,"zoning":"CMX3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3700 BIDDLE LA, NEWTOWN SQUARE PA, 19073","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":649000,"taxable":619000,"land":110047,"improvement":538953,"taxableLand":110047,"taxableImprovement":508953,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":649000,"taxable":619000,"land":110047,"improvement":538953,"taxableLand":110047,"taxableImprovement":508953,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":802100,"taxable":772100,"land":240630,"improvement":561470,"taxableLand":240630,"taxableImprovement":531470,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":747900,"taxable":707900,"land":224370,"improvement":523530,"taxableLand":224370,"taxableImprovement":483530,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":753500,"taxable":708500,"land":226050,"improvement":527450,"taxableLand":226050,"taxableImprovement":482450,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":753500,"taxable":708500,"land":226050,"improvement":527450,"taxableLand":226050,"taxableImprovement":482450,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":753500,"taxable":708500,"land":226050,"improvement":527450,"taxableLand":226050,"taxableImprovement":482450,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":949400,"taxable":869400,"land":284820,"improvement":664580,"taxableLand":284820,"taxableImprovement":584580,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":949400,"taxable":869400,"land":284820,"improvement":664580,"taxableLand":284820,"taxableImprovement":584580,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":854400,"taxable":854400,"land":256320,"improvement":598080,"taxableLand":256320,"taxableImprovement":598080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":854400,"taxable":854400,"land":256320,"improvement":598080,"taxableLand":256320,"taxableImprovement":598080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":782900,"taxable":782900,"land":156500,"improvement":626400,"taxableLand":156500,"taxableImprovement":626400,"exemptLand":0,"exemptImprovement":0}],"taxNow":11960,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-000861","date":"2022-02-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-001434","date":"2022-05-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-01","scope":"FOR LEVEL III ALTERATIONS AND CHANGE OF OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SPRINKLER."},{"number":"MP-2022-001861","date":"2022-05-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-22","scope":"FOR THE INSTALLATION OF AN HVAC SYSTEM TO INCLUDE SEVEN (7) DUCTLESS MINI-SPLIT SYSTEMS AND BATHROOM AND CLOTHES DRYER EXHAUSTS THROUGHOUT THE MULTI-FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC AND PHC APPROVAL DATED 5/9/2022. APPLIANCES TO BE INSTALLED PER MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2022-001434 FOR ASSOCIATED BUILDING ALTERATIONS PERMIT."},{"number":"PP-2022-006075","date":"2022-05-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-21","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2022-004658","date":"2022-06-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-18","scope":"INSTALL 600 AMP SERVICE W/ 600A MAIN DISCONNECT & METER-BANK ,COMPLETE AND WIRE THROUGHOUT SWITCHES, OUTLETS, LIGHT FIXTURES AND 110v INTERCONNECTED SMOKE ALARMS INCLUDING FIRE ALARM SYSTEM WITH LOW FREQUENCY SOUND IN ALL LIVING RMS AND BEDROOMS, TAMPER SWITCH, FLOW SWITCH. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2022-002416","date":"2022-11-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-31","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2.\" AMES LF 2000B-FP BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2025-003805","date":"2025-03-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-03","scope":"Replace house trap and fresh air inlet. Replace main house drain from between house trap and front foundation wall."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":1325000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 2 passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"216815","type":"Rental","status":"Inactive","businessName":"EUGENIA FLICK","legalName":"EUGENIA FLICK","address":"247 S 16TH ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-02-17","latestIssueDate":"2020-02-27","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"0988260","type":"Rental","status":"Active","businessName":"ROIC LLC","legalName":"ROIC LLC","address":"247 S 16TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2025-09-08","latestIssueDate":"2025-09-08","expirationDate":"2026-09-07","inactiveDate":null}],"licenseActivity":[{"number":"0988260","type":"Rental","businessName":"ROIC LLC","legalName":"ROIC LLC","issuedDate":"2025-09-08","latestIssueDate":"2025-09-08","closureDate":null,"expirationDate":"2026-09-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"216815","type":"Rental","businessName":"EUGENIA FLICK","legalName":"EUGENIA FLICK","issuedDate":"2004-02-17","latestIssueDate":"2020-02-27","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":7,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2025"],"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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Escape Report: Safe with Repair through Nov 22, 2022; Fire Alarm Certification: Certified through Jun 27, 2024","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-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 (3700 BIDDLE LA, NEWTOWN SQUARE PA, 19073).","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":"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":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 10, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 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/"}]}