{"asOf":"2026-07-11T08:06:49.701Z","block":"2200-2299 N 16TH ST","blockUrl":"https://blockreport.homes/block/2200-2299-n-16th-st","address":"2254 N 16TH ST","parcelNumber":"161077900","source":"https://property.phila.gov/?p=161077900","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"RIGGIERI-BUZZELLI NATALIE","coOwner":null,"marketValue":221500,"livableArea":1960,"yearBuilt":1915,"lastSale":{"price":230000,"date":"2025-06-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"1113393","date":"2008-10-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113402","date":"2008-10-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113401","date":"2008-10-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113394","date":"2008-10-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3394800","date":"2014-08-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394798","date":"2014-08-14","code":"A-301.1/69","title":"PERMB- APPL EXT BRICK VENEER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394799","date":"2014-08-14","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394802","date":"2014-08-14","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394801","date":"2014-08-14","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"180810","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-10-02","completedDate":"2008-10-02","violations":[{"number":"1113393","date":"2008-10-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113402","date":"2008-10-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113401","date":"2008-10-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113394","date":"2008-10-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"448083","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2014-08-14","completedDate":"2018-03-22","violations":[{"number":"3394800","date":"2014-08-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394798","date":"2014-08-14","code":"A-301.1/69","title":"PERMB- APPL EXT BRICK VENEER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394799","date":"2014-08-14","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394802","date":"2014-08-14","code":"A-504.1/2","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3394801","date":"2014-08-14","code":"A-504.1/1","title":"STOP WORK ORDER","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2014,"n":5,"worst":null}],"investigations":[{"caseNumber":"180810","date":"2008-10-01","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"448083","date":"2014-08-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"448083","date":"2014-10-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"448083","date":"2014-11-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"448083","date":"2015-01-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"448083","date":"2018-03-22","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":2},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98795253774312,"lng":-75.15942078801527,"geom":{"type":"Polygon","coordinates":[[[-75.159295218,39.987958227],[-75.159304617,39.98791511],[-75.159546217,39.987946532],[-75.159536712,39.987990245],[-75.159295218,39.987958227]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":5,"baths":3,"stories":3,"lotArea":1096,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"P O BOX 104, KELTON PA, 19346","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":57200,"taxable":57200},{"y":2017,"v":57200,"taxable":57200},{"y":2018,"v":57200,"taxable":57200},{"y":2019,"v":21000,"taxable":21000},{"y":2020,"v":21700,"taxable":21700},{"y":2021,"v":21700,"taxable":21700},{"y":2022,"v":21700,"taxable":21700},{"y":2023,"v":267100,"taxable":267100},{"y":2024,"v":267100,"taxable":267100},{"y":2025,"v":279300,"taxable":279300},{"y":2026,"v":279300,"taxable":279300},{"y":2027,"v":221500,"taxable":221500}],"taxNow":3910,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"551824","date":"2014-07-25","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"KITCHEN AND BATHROOM UPGRADES TO INCLUDING NEW WALL AND FLOOR COVERINGS AND NEW CABINETS. ALL WORK TO BE PERFORMED BY OWNER."},{"number":"592969","date":"2015-03-30","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-03-30","scope":"LEGALIZE REMOVAL OF 1ST FLOOR REAR ADDITION AS PER SUPPLIED PLANS."},{"number":"708188","date":"2016-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-22","scope":"EZ PERMIT STADARD 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."},{"number":"708235","date":"2016-07-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"200AMP SERVICE AND PARTIAL REWIRE OUTLETS,LIGHTS,SWITCHES AND SMOKES PER 2008 NEC (SFD)NORTH DISTRICT"},{"number":"713848","date":"2016-08-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-30","scope":"WATER AND DRAINS FOR 3 WC,3 LAVS,2 TUBS,1 KS AND WM (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Renovated & sold on","storyDelta":3.89,"timeline":[{"y":2014,"k":"sale","p":47000},{"y":2014,"k":"viol","w":"5 L&I violations"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2015,"k":"permit","w":"Zoning"},{"y":2016,"k":"sale","p":25000},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"sale","p":220000},{"y":2025,"k":"sale","p":230000}],"rented":false,"licenses":[{"number":"831132","type":"Rental","status":"Closed","businessName":"Lizandra Ocasio","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-12-07","latestIssueDate":"2019-12-07","expirationDate":"2020-12-06","inactiveDate":null},{"number":"837488","type":"Rental","status":"Inactive","businessName":"Hyun-Min Park","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-02-20","latestIssueDate":"2025-03-25","expirationDate":"2026-02-19","inactiveDate":"2026-04-20"}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1131% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $21,700 to $267,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 551824 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 22, 2018.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 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/"},{"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"}]}