{"asOf":"2026-07-11T08:00:43.591Z","block":"600-699 N 16TH ST","blockUrl":"https://blockreport.homes/block/600-699-n-16th-st","address":"647 N 16TH ST","parcelNumber":"084116500","source":"https://property.phila.gov/?p=084116500","ownerType":"absentee","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"RODGERS MICHAEL","coOwner":null,"marketValue":436300,"livableArea":3201,"yearBuilt":1925,"lastSale":{"price":50000,"date":"2016-07-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"2675897","date":"2012-12-26","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2675896","date":"2012-12-26","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2675898","date":"2012-12-26","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3413286","date":"2014-03-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3413287","date":"2014-03-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4022234","date":"2016-02-26","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4274240","date":"2017-03-02","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174619","date":"2019-09-06","code":"FC-13-304.12","title":"VEGETATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174621","date":"2019-09-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174620","date":"2019-09-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"364098","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-12-27","completedDate":"2013-03-21","violations":[{"number":"2675897","date":"2012-12-26","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2675896","date":"2012-12-26","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2675898","date":"2012-12-26","code":"PM-312.2/1","title":"EXT-TREES PRUNE/REMOVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"420885","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-05","completedDate":"2016-07-20","violations":[{"number":"3413286","date":"2014-03-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3413287","date":"2014-03-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"521648","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-02-26","completedDate":null,"violations":[{"number":"4022234","date":"2016-02-26","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"543957","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-07-13","completedDate":"2017-05-22","violations":[{"number":"4274240","date":"2017-03-02","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"705658","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-09-09","completedDate":"2019-12-19","violations":[{"number":"5174619","date":"2019-09-06","code":"FC-13-304.12","title":"VEGETATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174621","date":"2019-09-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5174620","date":"2019-09-06","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":3,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2019,"n":3,"worst":null}],"investigations":[{"caseNumber":"364098","date":"2012-12-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"364098","date":"2013-03-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"420885","date":"2014-03-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"420885","date":"2014-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"420885","date":"2014-05-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"420885","date":"2014-12-04","type":"PRECOURT","status":"FAILED"},{"caseNumber":"420885","date":"2014-12-11","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"521648","date":"2016-02-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"521648","date":"2016-04-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"521648","date":"2016-05-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"521648","date":"2016-07-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"521648","date":"2016-07-13","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"521648","date":"2016-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"543957","date":"2017-03-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"543957","date":"2017-04-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"543957","date":"2017-05-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"521648","date":"2017-05-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"705658","date":"2019-09-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"705658","date":"2019-12-18","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2014,"fails":3,"passes":0},{"y":2016,"fails":4,"passes":0},{"y":2017,"fails":2,"passes":2},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96639518749968,"lng":-75.16363448768641,"geom":{"type":"Polygon","coordinates":[[[-75.163807065,39.966389255],[-75.163794885,39.966445854],[-75.163460699,39.966400458],[-75.163473478,39.966344891],[-75.163807065,39.966389255]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":1950,"zoning":"RM1","grade":"B-","basement":"F","heater":null,"centralAir":false,"extCond":"4","intCond":"6","garage":1,"homestead":false,"mail":"PO BOX 56037, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":3764.83,"principal":3380.52,"interest":50.7,"penalty":33.81}],"taxNet":3764.83,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":240000,"taxable":210000},{"y":2017,"v":240000,"taxable":210000},{"y":2018,"v":240000,"taxable":240000},{"y":2019,"v":475300,"taxable":475300},{"y":2020,"v":360500,"taxable":360500},{"y":2021,"v":360500,"taxable":360500},{"y":2022,"v":360500,"taxable":360500},{"y":2023,"v":430200,"taxable":430200},{"y":2024,"v":430200,"taxable":430200},{"y":2025,"v":436300,"taxable":436300},{"y":2026,"v":436300,"taxable":436300},{"y":2027,"v":436300,"taxable":436300}],"taxNow":6107,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2022-007217","date":"2023-11-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED REAR STRUCTURE AND FOR LEVEL 3 ALTERATIONS AS PER PLANS. FOR FOUR (4) DWELLING UNITS WITH LAYOUT AS PER PLANS."},{"number":"ZP-2022-012848","date":"2023-11-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a rear addition, that includes a roof deck with roof access structure and three balconies, onto the rear of an existing attached structure. Size and location per plans."},{"number":"FP-2025-000640","date":"2025-04-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2025-004128","date":"2025-08-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"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":"PP-2025-009177","date":"2025-08-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"7 bathtub 7wc 7sink 4 kitchen sink 4 laundry tub"},{"number":"EP-2025-007146","date":"2025-10-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-07","scope":"Installation of a 400 amp service Wiring of 4 dewelling units Installation of fire alarm In accordance with NFPA72 2016 & Philadelphia fire code 2018"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"sale","p":50000},{"y":2016,"k":"insp","w":"Inspection failed ×4"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2022-007217 (Amendment Review), FP-2025-000640 (Issued), MP-2025-004128 (Issued), PP-2025-009177 (Issued).","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-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":"11 failed, 3 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 18, 2019.","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":"2 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":"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 10 historical violations across 5 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}