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INSP","status":"CLOSED"},{"caseNumber":"405077","date":"2014-02-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"411228","date":"2014-02-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"405077","date":"2014-02-10","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"411078","date":"2014-04-04","type":"PRECOURT","status":"FAILED"},{"caseNumber":"411078","date":"2014-04-17","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"405077","date":"2014-04-17","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"571347","date":"2017-01-31","type":"VAC INSP","status":"FAILED"},{"caseNumber":"571347","date":"2017-03-15","type":"VAC INSP","status":"FAILED"},{"caseNumber":"571347","date":"2017-04-24","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"571347","date":"2017-06-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"571347","date":"2017-07-06","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"592152","date":"2017-07-26","type":"VAC INSP","status":"FAILED"},{"caseNumber":"592152","date":"2017-09-05","type":"VAC INSP","status":"FAILED"},{"caseNumber":"592152","date":"2017-10-20","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"592152","date":"2017-12-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"592152","date":"2018-01-10","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"617797","date":"2018-01-25","type":"VAC INSP","status":"FAILED"},{"caseNumber":"592152","date":"2018-01-25","type":"VAC INSP","status":"PASSED"},{"caseNumber":"617797","date":"2018-03-06","type":"VAC INSP","status":"FAILED"},{"caseNumber":"617797","date":"2018-04-11","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"617797","date":"2018-06-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"617797","date":"2018-06-27","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"641376","date":"2018-08-01","type":"VAC INSP","status":"FAILED"},{"caseNumber":"641376","date":"2019-01-23","type":"VAC INSP","status":"FAILED"},{"caseNumber":"671434","date":"2019-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"671434","date":"2019-02-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"673983","date":"2019-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"641376","date":"2019-03-16","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"673983","date":"2019-03-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"641376","date":"2019-08-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"641376","date":"2019-11-05","type":"PRECOURT","status":"PASSED"},{"caseNumber":"714824","date":"2019-11-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714824","date":"2020-02-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714824","date":"2020-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-080117","date":"2021-08-20","type":null,"status":"FAILED"},{"caseNumber":"714824","date":"2021-08-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-080117","date":"2021-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-080117","date":"2022-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102523","date":"2022-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102523","date":"2024-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102523","date":"2025-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102523","date":"2025-11-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102523","date":"2025-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102523","date":"2026-01-12","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":3,"passes":1},{"y":2013,"fails":6,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2017,"fails":6,"passes":0},{"y":2018,"fails":4,"passes":1},{"y":2019,"fails":5,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":4936.42,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":4936.42,"principalDue":2198.15,"penaltyDue":230.51,"interestDue":579.75,"otherChargesDue":1928.01,"yearsOwed":15,"oldestYearOwed":2007,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2018-03-14","assessmentYear":2022,"totalAssessment":29400,"taxableAssessment":29400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":411.54,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.993866437359046,"lng":-75.15811419753034,"geom":{"type":"Polygon","coordinates":[[[-75.158007786,39.993832012],[-75.158228962,39.99386101],[-75.15822125,39.99390107],[-75.157998149,39.993871449],[-75.158007786,39.993832012]]]},"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":889,"zoning":"RSA5","grade":"C","basement":"C","heater":null,"centralAir":false,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"2652 N 16TH ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[],"taxYears":[{"year":2007,"total":28.63,"principal":0,"interest":0,"penalty":4.26},{"year":2008,"total":29.12,"principal":0,"interest":0,"penalty":4.68},{"year":2009,"total":28.68,"principal":0,"interest":-0.42,"penalty":4.68},{"year":2010,"total":28.57,"principal":0,"interest":-0.5,"penalty":4.68},{"year":2011,"total":29.04,"principal":0,"interest":-0.55,"penalty":5.15},{"year":2012,"total":29.46,"principal":0,"interest":-0.43,"penalty":5.35},{"year":2013,"total":30.14,"principal":0,"interest":0.01,"penalty":5.54},{"year":2014,"total":161.28,"principal":0,"interest":26.46,"penalty":23.52},{"year":2015,"total":158.57,"principal":0,"interest":24.18,"penalty":23.52},{"year":2016,"total":385.74,"principal":270.45,"interest":4.06,"penalty":2.7}],"taxNet":909.23,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16800,"taxable":16800},{"y":2017,"v":16800,"taxable":16800},{"y":2018,"v":16800,"taxable":16800},{"y":2019,"v":28500,"taxable":28500},{"y":2020,"v":29400,"taxable":29400},{"y":2021,"v":29400,"taxable":29400},{"y":2022,"v":29400,"taxable":29400},{"y":2023,"v":55800,"taxable":55800},{"y":2024,"v":55800,"taxable":55800},{"y":2025,"v":128800,"taxable":128800},{"y":2026,"v":128800,"taxable":128800},{"y":2027,"v":81300,"taxable":81300}],"taxNow":1803,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"334076","date":"2011-04-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-28","scope":"3/4\" WATER DISTRIBUTION LINE REPLACEMENT"},{"number":"PP-2025-015019","date":"2025-11-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-03","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"DP-2025-001253","date":"2025-11-18","work":"City Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2026-01-12","scope":"Sub Demolition Permit for CF-2022-102523. For the complete demolition of a property as part of the City of Philadelphia Demolition Program. Add'l specs: No sidewalk. (1) stucco c/w 2654 N. 16th. Remove rear cmu yard wall c/w 2654 N. 16th and replace with 6' chain link fence. Erosion control mat with topsoil and seed. 4' corral fence across front."}],"storyTag":"Renovated & sold on","storyDelta":0.86,"timeline":[{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"viol","w":"10 L&I violations"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"sale","p":39000},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"City Demolition"},{"y":2026,"k":"demo"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"533069","type":"Rental","status":"Inactive","businessName":"WILD RIVER ENT LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-05-13","latestIssueDate":"2013-08-26","expirationDate":"2014-02-28","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":["$4,936 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"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":"The history also contains “PERM Z- NEW 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 58 historical violations across 15 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$4,936.42 was recorded in the City’s 2022-06 delinquency snapshot for 2007–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"38 failed, 6 passed, and 18 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 12, 2026.","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/"}],"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"}]}