{"asOf":"2026-07-11T00:50:54.808Z","block":"2500-2599 N 16TH ST","blockUrl":"https://blockreport.homes/block/2500-2599-n-16th-st","address":"2541 N 16TH ST","parcelNumber":"161074200","source":"https://property.phila.gov/?p=161074200","ownerType":"investor","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"PHILADELPHIA LOTUS 04A LLC","coOwner":null,"marketValue":185300,"livableArea":2040,"yearBuilt":1915,"lastSale":{"price":1,"date":"2020-10-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"4833265","date":"2018-10-04","code":"PM15-304.11","title":"EXTERIOR STRUCT CHIM TOWERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833264","date":"2018-10-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833268","date":"2018-10-04","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833267","date":"2018-10-04","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833266","date":"2018-10-04","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833263","date":"2018-10-04","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4833290","date":"2018-10-04","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4833289","date":"2018-10-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4933118","date":"2019-01-23","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4933119","date":"2019-01-23","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4933123","date":"2019-01-23","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4933122","date":"2019-01-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4954387","date":"2019-02-13","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4954386","date":"2019-02-13","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5025835","date":"2019-02-13","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5025834","date":"2019-02-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-077825","date":"2023-10-05","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2024-04-12","resolution":"COMPLIED - 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OWNER REPAIR"},{"number":"VI-2023-077827","date":"2023-10-05","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":"2024-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-077826","date":"2023-10-05","code":"PM15-504.1","title":"PLUMBING SYSTEMS- GENERAL","status":"COMPLIED","resolutionDate":"2024-04-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":8,"worst":"UNSAFE STRUCTURE"},{"y":2019,"n":8,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"658081","date":"2018-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"658085","date":"2018-10-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"658085","date":"2018-10-04","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"671433","date":"2019-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"671432","date":"2019-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673984","date":"2019-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"671432","date":"2019-02-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"671433","date":"2019-02-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"673985","date":"2019-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"658081","date":"2019-04-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"673984","date":"2019-04-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"673985","date":"2019-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"673985","date":"2019-08-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-102400","date":"2023-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102400","date":"2023-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102400","date":"2024-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102400","date":"2024-05-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":5,"passes":3},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99224953409065,"lng":-75.15805816027121,"geom":{"type":"Polygon","coordinates":[[[-75.157947949,39.992256315],[-75.157957077,39.99221427],[-75.158169517,39.992244135],[-75.15816068,39.992284589],[-75.157947949,39.992256315]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":3,"lotArea":900,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"829 N 29TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2010,"total":133.24,"principal":0,"interest":81.84,"penalty":11.07},{"year":2011,"total":127.88,"principal":0,"interest":76.2,"penalty":12.17},{"year":2012,"total":16.84,"principal":0,"interest":0,"penalty":0},{"year":2013,"total":228.37,"principal":108.91,"interest":51.53,"penalty":13.09},{"year":2014,"total":849.91,"principal":500.83,"interest":97.67,"penalty":35.06},{"year":2015,"total":796.71,"principal":500.83,"interest":52.59,"penalty":35.06},{"year":2016,"total":600.85,"principal":468.44,"interest":7.02,"penalty":4.68}],"taxNet":2753.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":29100,"taxable":29100},{"y":2017,"v":29100,"taxable":29100},{"y":2018,"v":29100,"taxable":29100},{"y":2019,"v":49100,"taxable":49100},{"y":2020,"v":50700,"taxable":50700},{"y":2021,"v":50700,"taxable":50700},{"y":2022,"v":50700,"taxable":50700},{"y":2023,"v":86800,"taxable":86800},{"y":2024,"v":86800,"taxable":86800},{"y":2025,"v":112800,"taxable":112800},{"y":2026,"v":112800,"taxable":112800},{"y":2027,"v":185300,"taxable":185300}],"taxNow":1579,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"930926","date":"2018-11-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-08-02","scope":"200AMP SERVICE AND REWIRE WITH OUTLETS SWITCHES FIXTURES SMOKE/CO DETECTORS"},{"number":"935147","date":"2018-12-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-18","scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION # 658081 TO INCLUDE THE REPLACEMENT OF FLOOR JOIST AT THE FRONT AND FOR THE INSTALLTION OF STAR BOLTS AS PER APPROVED PLANS AND ENGINEERS REPORT. SEPERATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT SPECIFICALLY ADDRESSED IN ENGINEER'S RERPORT/PLANS."},{"number":"971665","date":"2019-05-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-30","scope":"EZ PERMIT STANDARDS ALTERATIONS - FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR. SEPARATE PERMITS REQUIRED FOR MEP."},{"number":"974570","date":"2019-05-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-30","scope":"2-1/2 BATHS, 1 KITCHEN, 1 LAUNDRY, 1 HOT WATER HEATER, PER 2004 PPC"},{"number":"975553","date":"2019-05-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-30","scope":"INSTALL (1) GAS FURNACE WITH DUCTWORK. (SFD)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"8 L&I violations incl UNSAFE STRUCTURE"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"viol","w":"8 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"822000","type":"Rental","status":"Active","businessName":"Philadelphia Lotus 4 LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-08-26","latestIssueDate":"2025-07-25","expirationDate":"2026-08-25","inactiveDate":null}],"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 64% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $112,800 to $185,300","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 historical violations across 7 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 1915 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":"10 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 29, 2024.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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"}]}