{"asOf":"2026-07-25T02:48:49.178Z","block":"2000-2099 MASTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-master-st","address":"2016 MASTER ST","parcelNumber":"886000008","source":"https://property.phila.gov/?p=886000008","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":1254600,"landAssessment":313600,"improvementAssessment":941000,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2015-10-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-060934","date":"2021-08-31","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2021-10-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-060928","date":"2021-08-31","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2021-10-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-076899","date":"2021-11-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-01-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-076898","date":"2021-11-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-01-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-084328","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-31","completedDate":"2021-10-05","violations":[{"number":"VI-2021-060934","date":"2021-08-31","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2021-10-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-060928","date":"2021-08-31","code":"A-301.1/56","title":"SANITARY PIPING SYSTEM","status":"COMPLIED","resolutionDate":"2021-10-05","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-106708","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-02","completedDate":"2022-01-13","violations":[{"number":"VI-2021-076899","date":"2021-11-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-01-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-076898","date":"2021-11-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-01-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2021-084328","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-084328","date":"2021-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-106708","date":"2021-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106708","date":"2022-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-106708","date":"2022-01-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9756943748918,"lng":-75.16964095220969,"geom":{"type":"Polygon","coordinates":[[[-75.169189657,39.975496366],[-75.169198927,39.975560715],[-75.170199179,39.975613624],[-75.170143149,39.975879034],[-75.169047122,39.975734506],[-75.169096789,39.975493842],[-75.169189657,39.975496366]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":null,"lotArea":null,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR COMPLETE DEMOLITION OF EXISTING STRUCTURE ON THE LOTS; AND FOR LEGALIZE RELOCATION OF LOTS LINE TO CREATE ONE (1) LOT FROM TWENTY-TWO (22) DEEDED LOTS (1341 & 1343 N 21ST ST AND 2016, 2018, 2020, 2022, 2024, 2026, 2028, 2030, 203","status":"In Process","outcome":"Complete","date":"2020-12-21","number":"39888","relatedPermit":"1006476"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":902700,"taxable":0,"land":300900,"improvement":601800,"taxableLand":0,"taxableImprovement":0,"exemptLand":300900,"exemptImprovement":601800},{"y":2023,"v":1203600,"taxable":0,"land":300900,"improvement":902700,"taxableLand":0,"taxableImprovement":0,"exemptLand":300900,"exemptImprovement":902700},{"y":2024,"v":1203600,"taxable":0,"land":300900,"improvement":902700,"taxableLand":0,"taxableImprovement":0,"exemptLand":300900,"exemptImprovement":902700},{"y":2025,"v":1254600,"taxable":0,"land":313650,"improvement":940950,"taxableLand":0,"taxableImprovement":0,"exemptLand":313650,"exemptImprovement":940950},{"y":2026,"v":1254600,"taxable":0,"land":313650,"improvement":940950,"taxableLand":0,"taxableImprovement":0,"exemptLand":313650,"exemptImprovement":940950},{"y":2027,"v":1254600,"taxable":0,"land":313600,"improvement":941000,"taxableLand":0,"taxableImprovement":0,"exemptLand":313600,"exemptImprovement":941000}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1006476","date":"2020-09-02","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR LEGALIZE RELOCATION OF LOTS LINE TO CREATE ONE (1) LOT FROM TWENTY-TWO (22) DEEDED LOTS (1341 & 1343 N 21ST ST AND 2016, 2018, 2020, 2022, 2024, 2026, 2028, 2030, 2032, 2034, 2036, 2038, 2040, 2042, 2044, 2046, 2048, 2050, 2052 & 2054 MASTER ST); AND FOR COMPLETE DEMOLITION OF EXISTING STRUCTURE ON THE LOTS; . SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"ZP-2020-009508","date":"2020-09-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS"},{"number":"CP-2020-001134","date":"2020-12-10","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-16","scope":"FOR THE ERECTION OF A FOUR STORY ATTACHED STRUCURE FOR USE AS A MULTI-FAMILY HOUSEHOLD LIVING FIFTY-ONE (51) DWELLING UNITS AND TWELVE (12) ACCESSORY OFF STREET PARKING SPACES (INCLUDING ONE ADA SPACE AND TWO COMPACT SPACES) AND ACCESSORY OFF STREET EIGHTEEN (18) CLASS 1A BICYCLE PARKING SPACES ON ACCESSIBLE ROUTES. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13/13R WITH STANDPIPES IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. 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 12 FEET OF 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.*** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"DP-2020-001854","date":"2021-01-21","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-10-04","scope":"FOR THE COMPLETE DEMOLITION OF SIX EXISTING MASONRY STRUCTURES. BUILDING TO BE DEMOLISHED BY HAND METHOD AND MECHANICAL METHOD AS PER APPROVED PLANS. STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE."},{"number":"MP-2020-006713","date":"2021-03-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-07-07","scope":"FOR THE INSTALLATION OF THE HVAC SYSTEM TO A MULTI-FAMILY HOUSEHOLD LIVING WITH ACCESSORY OFF STREET PARKING NEW CONSTRUCTION AS PER APPROVED PLANS."},{"number":"FP-2021-001264","date":"2021-06-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-07","scope":"For the installation of a six (6) inch fire service line with backflow preventor, fire pump per nfpa 20, and for the installation of a fire suppression system per nfpa 13 and 13R with standpipes installed per nfpa 14."},{"number":"PP-2021-014848","date":"2021-08-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-07","scope":"Install 8 inch curb trap and FAI"},{"number":"PP-2021-013445","date":"2021-09-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-10","scope":"Install Domestic Water & Sanitary Piping - (1) Backflow, (5) Hose Bibs, (50) Kitchen Sinks, (50) Lavatories, (50) Showers/Tubs, (1) Sewage Ejector Pump, (50) Water Closets"},{"number":"EP-2021-003709","date":"2022-01-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-05","scope":"Provide a 1000 amp service disconnect and a 1400 amp service disconnect for 51-unit multifamily dwelling. Provide temporary power and lighting. Furnish and install all lighting, receptacles, tele/data wiring, transformers, elevator, smoke/CO alarms, HVAC equipment, security wiring, low voltage wiring, fire pump, grounding and bonding, as per electrical drawings and 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"OP-2022-000546","date":"2022-10-04","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-04-26","scope":"20x40 Canopy Tent"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"demo"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":true,"licenses":[{"number":"950760","type":"Rental","status":"Active","businessName":"Sharswood Phase 1 LLC","legalName":"Sharswood Phase 1 LLC","address":"2016 MASTER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":51,"issuedDate":"2024-05-06","latestIssueDate":"2026-06-09","expirationDate":"2027-05-05","inactiveDate":null}],"licenseActivity":[{"number":"950760","type":"Rental","businessName":"Sharswood Phase 1 LLC","legalName":"Sharswood Phase 1 LLC","issuedDate":"2024-05-06","latestIssueDate":"2026-06-09","closureDate":null,"expirationDate":"2027-05-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":51,"signals":[],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: OP-2022-000546 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 13, 2022.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 4 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/"}]}