{"asOf":"2026-07-11T08:06:49.701Z","block":"2200-2299 N 16TH ST","blockUrl":"https://blockreport.homes/block/2200-2299-n-16th-st","address":"2222 N 16TH ST","parcelNumber":"161076300","source":"https://property.phila.gov/?p=161076300","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"COOPER HARRY","coOwner":null,"marketValue":143700,"livableArea":1960,"yearBuilt":1915,"lastSale":{"price":1,"date":"2023-05-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.987266505059075,"lng":-75.1595710910122,"geom":{"type":"Polygon","coordinates":[[[-75.159446709,39.987271588],[-75.159455345,39.987229227],[-75.159695248,39.987261143],[-75.1596858,39.987303937],[-75.159446709,39.987271588]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":3,"lotArea":1042,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2232 N PARK AVE STREET, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"***MUST BE HEARD***\n\nPermit for the Demolition of rear one-story structure and addition above an existing attached structure. For use \nas a Multi-Family (3 units) dwelling. Size and location as per plans.","status":"Completed","outcome":"Granted with conditions","date":"2024-10-04","number":"ZP-2023-011300","relatedPermit":"ZP-2023-011300"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":47900,"taxable":47900},{"y":2017,"v":47900,"taxable":47900},{"y":2018,"v":47900,"taxable":47900},{"y":2019,"v":60600,"taxable":60600},{"y":2020,"v":62600,"taxable":62600},{"y":2021,"v":62600,"taxable":62600},{"y":2022,"v":62600,"taxable":62600},{"y":2023,"v":97700,"taxable":97700},{"y":2024,"v":97700,"taxable":97700},{"y":2025,"v":119400,"taxable":119400},{"y":2026,"v":119400,"taxable":119400},{"y":2027,"v":143700,"taxable":143700}],"taxNow":1671,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-011300","date":"2024-08-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the Erection of a rear addition above an existing attached structure. Size and location as per plans."},{"number":"CP-2025-001922","date":"2025-12-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Ready For Issue","completedDate":null,"scope":"FOR LEVEL III ALTERATION WITH COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE THREE DWELLING UNITS WITHIN THE EXISTING STRUCTURE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK. AMENDMENT#1 TO CHANGE 1ST FLOOR LAYOUT."},{"number":"MP-2025-002501","date":"2026-02-23","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 MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2025-009426","date":"2026-04-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install wiring for 400 amp electric service with grounding. Install lighting, receptacles, smoke/CO alarms, and provide power to equipment as per plans and as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"sale","p":70000},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2024, 2025, 2026"],"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":"Appeal #ZP-2023-011300: Completed · Granted with conditions; related permit ZP-2023-011300.","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":"3 permits not marked completed: CP-2025-001922 (Amendment Ready For Issue), MP-2025-002501 (Issued), EP-2025-009426 (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":"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 and appears related-party/family-held.","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"}]}