{"asOf":"2026-07-11T08:04:31.151Z","block":"1600-1699 S 16TH ST","blockUrl":"https://blockreport.homes/block/1600-1699-s-16th-st","address":"1634 S 16TH ST","parcelNumber":"365138400","source":"https://property.phila.gov/?p=365138400","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"DAVIES VANESSA","coOwner":"PAULAS JOHN","marketValue":458000,"livableArea":1700,"yearBuilt":1925,"lastSale":{"price":367500,"date":"2019-05-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"3861879","date":"2016-03-08","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3861878","date":"2016-03-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4520676","date":"2017-04-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4520677","date":"2017-04-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4410644","date":"2017-08-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4410645","date":"2017-08-07","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"522888","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-03-08","completedDate":"2016-11-26","violations":[{"number":"3861879","date":"2016-03-08","code":"PM15-304.1C","title":"EXTERIOR STRUCT UNSAFE COND 3","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3861878","date":"2016-03-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"578269","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2017-04-08","completedDate":"2019-05-23","violations":[{"number":"4520676","date":"2017-04-08","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4520677","date":"2017-04-08","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"597856","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-08-07","completedDate":"2018-02-22","violations":[{"number":"4410644","date":"2017-08-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4410645","date":"2017-08-07","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 3"},{"y":2017,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"522888","date":"2016-03-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"522888","date":"2016-11-26","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"578269","date":"2017-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578269","date":"2017-05-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"578269","date":"2017-06-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"597856","date":"2017-08-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"578269","date":"2017-11-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"597856","date":"2018-02-22","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"578269","date":"2019-05-23","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2017,"fails":4,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.930105777483,"lng":-75.17199863971007,"geom":{"type":"Polygon","coordinates":[[[-75.17188415,39.930113414],[-75.171893617,39.930069764],[-75.172113275,39.930098093],[-75.172103706,39.930141707],[-75.17188415,39.930113414]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":3,"baths":2,"stories":2,"lotArea":992,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"1634 S 16TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":99800,"taxable":69800},{"y":2017,"v":99800,"taxable":99800},{"y":2018,"v":99800,"taxable":99800},{"y":2019,"v":122000,"taxable":122000},{"y":2020,"v":131200,"taxable":131200},{"y":2021,"v":131200,"taxable":131200},{"y":2022,"v":131200,"taxable":131200},{"y":2023,"v":410000,"taxable":330000},{"y":2024,"v":410000,"taxable":330000},{"y":2025,"v":415000,"taxable":315000},{"y":2026,"v":415000,"taxable":315000},{"y":2027,"v":458000,"taxable":358000}],"taxNow":4409,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"839445","date":"2017-12-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-22","scope":"MAKE SAFE PERMIT - PERMIT APPLICATION IN RESPONSE TO UNSAFE VIOLATION(S) AS PER CASE # 597856. TO COMPLY VIOLATION(S), COMPLETED WORK IS TO BE INSPECTED AND APPROVED AS AN APPROPRIATE REPAIR TO EACH VIOLATION, NO ENGINEER'S REPORT SUBMITTED. LICENSED CONTRACTOR TO ASSUME RESPONSIBILITY OF WORK. MASONRY - BRICK FRONT WALL - REMOVE EXISTING 2 STORY FRONT MASONRY WALL 15' X 25'. FRAME NEW FRONT WALL WITH 2 X 6 STUDS AND PLYWOOD SHEATHING. NEW FRAMIMG TO BE STRUCTURALLY FASTENED TO EXISTING PARTY WALLS AND INSPECTED PRIOR TO INSTALLING THE BRICK VENEER. REPLACE WITH NEW 4 INCH MASONRY WALL ON EXISTING FOUNDATION. WINDOWS AND DOOR SAME LOCATION. NEW DOOR OPENING FOR 36 INCH DOOR. FLASH ROOF TO NEW FRONT. HORIZANTAL REINFORCEMENT EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF. NO OTHER WORK ON THIS PERMIT.SEPARATE PERMITS REQUIRED FOR ALTERATIONS, PLUMBING, ELECTRIC AND HVAC. CALL THE INSPECTOR AT LEAST 24 HOURS PRIOR TO THE START OF WORK."}],"storyTag":"Renovated & sold on","storyDelta":1.78,"timeline":[{"y":2016,"k":"sale","p":132000},{"y":2016,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 3"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2017,"k":"insp","w":"Inspection failed ×4"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"sale","p":367500},{"y":2019,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"760015","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"BELROSE PROPERTY GROUP LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-12-15","latestIssueDate":"2019-01-09","expirationDate":"2019-12-14","inactiveDate":"2020-02-12"}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 213% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $131,200 to $410,000","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 23, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #760015: Inactive since Feb 12, 2020","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"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"}]}