{"asOf":"2026-07-10T17:57:40.432Z","block":"200-299 S 16TH ST","blockUrl":"https://blockreport.homes/block/200-299-s-16th-st","address":"260 S 16TH ST","parcelNumber":"871000387","source":"https://property.phila.gov/?p=871000387","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"2211 SPRUCE PARTNERS LLC","coOwner":null,"marketValue":3095500,"livableArea":7868,"yearBuilt":1860,"lastSale":{"price":2060000,"date":"2017-05-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-040367","date":"2021-06-24","code":"FC-13-105.6.9","title":"HAZARDOUS MATERIALS","status":"COMPLIED","resolutionDate":"2021-08-11","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-071064","date":"2021-10-07","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2025-09-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-071063","date":"2021-10-07","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-071134","date":"2022-09-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-071135","date":"2022-09-20","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-071136","date":"2022-09-20","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-071137","date":"2022-09-20","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-029900","date":"2024-04-26","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2024-06-14","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-056076","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-24","completedDate":"2021-08-11","violations":[{"number":"VI-2021-040367","date":"2021-06-24","code":"FC-13-105.6.9","title":"HAZARDOUS MATERIALS","status":"COMPLIED","resolutionDate":"2021-08-11","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-098812","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2021-10-07","completedDate":"2025-09-24","violations":[{"number":"VI-2021-071064","date":"2021-10-07","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2025-09-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-071063","date":"2021-10-07","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-096978","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-20","completedDate":"2023-04-17","violations":[{"number":"VI-2022-071134","date":"2022-09-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-071135","date":"2022-09-20","code":"A-301.1/43","title":"DUCTWORK","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-071136","date":"2022-09-20","code":"A-301.1/55","title":"ALTER EXISTING PLUMBING","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-071137","date":"2022-09-20","code":"A-301.1/51","title":"ALTER ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-04-17","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-036510","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-26","completedDate":"2024-06-14","violations":[{"number":"VI-2024-029900","date":"2024-04-26","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2024-06-14","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":3,"worst":null},{"y":2022,"n":4,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-056076","date":"2021-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-056076","date":"2021-08-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-098812","date":"2021-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-098812","date":"2021-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-098812","date":"2021-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-098812","date":"2022-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-096978","date":"2022-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-096978","date":"2022-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-096978","date":"2022-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-096978","date":"2023-03-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-096978","date":"2023-04-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-036510","date":"2024-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-036510","date":"2024-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-036510","date":"2024-06-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-098812","date":"2025-09-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94784595001357,"lng":-75.16825075389504,"geom":{"type":"Polygon","coordinates":[[[-75.168368753,39.947889973],[-75.168019846,39.947844253],[-75.168031797,39.947790973],[-75.168474535,39.947843252],[-75.168461643,39.947901428],[-75.168368753,39.947889973]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-003424","type":"Fire Alarm Certification","inspectionDate":"2022-02-04","result":"Certified","expirationDate":"2023-02-04","buildingId":"1410132"},{"number":"BC-2023-007155","type":"Fire Alarm Certification","inspectionDate":"2023-02-03","result":"Certified","expirationDate":"2024-02-03","buildingId":"1410132"},{"number":"BC-2023-014877","type":"Fire Alarm Certification","inspectionDate":"2023-02-03","result":"Certified","expirationDate":"2024-02-03","buildingId":"1410132"},{"number":"BC-2024-003790","type":"Fire Alarm Certification","inspectionDate":"2024-02-06","result":"Certified","expirationDate":"2025-02-06","buildingId":"1410132"},{"number":"BC-2025-014035","type":"Fire Alarm Certification","inspectionDate":"2025-05-19","result":"Certified","expirationDate":"2026-05-19","buildingId":"1410132"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":2560,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1414 PINE ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Appeal to change responsible party from property owner to parties responsible for construction/violation (work was done without owner's permission/awareness). See attached appeal form and exhibits","status":"Closed","outcome":"Complete","date":"2025-03-14","number":"HA-2021-004867","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"The alleged violation is refuted. No violation has occurred. To the extent that there has been any violation, it has been remedied. The chimneys at issue are located in the party wall. The permit was properly issued since the property owner","status":"Closed","outcome":"Complete","date":"2025-01-17","number":"HA-2021-004900","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"SEE ATTACHED","status":"Closed","outcome":"Complete","date":"2022-10-19","number":"HA-2022-003049","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1600000,"taxable":1522623},{"y":2027,"v":3095500,"taxable":2945799}],"taxNow":21314,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2022-006989","date":"2023-01-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-10","scope":"FOR THE LEGALIZATION OF LEVEL II INTERIOR ALTERATIONS TO A BI-LEVEL DWELLING UNIT AT THE 3RD AND 4TH FLOORS (ONE (1) OF FIVE (5) EXISTING DWELLING UNITS) TO COMPLY WITH VIOLATION CASE # CF-2022-096978 AND FOR REPAIRS TO AN EXISTING ACCESSORY ROOF DECK. NO CHANGE TO EXISTING GROUP R-2 USE & OCCUPANCY CLASSIFICATION. BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"EP-2022-010084","date":"2023-02-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-06","scope":"Move existing wiring for new kitchen design. Move existing wire for laundry As per 2017 nec"},{"number":"ZP-2025-003084","date":"2025-12-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LEGALIZATION OF A MECHANICAL PLATFORM AT THE FOOF LEVEL OF AN EISTING STRUCTURE. FOR BUILDING MAINTENANCE. SIZE AND LOCATION AS SHOWN ON THE PLAN. **NO ROOF DECK APPROVED ON THIS PERMIT**"},{"number":"CP-2025-006241","date":"2026-05-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE MODIFICATIONS TO THE MECHANICAL PLATFORM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"GM-2026-004366","date":"2026-06-03","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-06-30","scope":"For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. ***As per PHC- No work to main gable roof.***"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Roof Covering Replacement"}],"rented":true,"licenses":[{"number":"221084","type":"Rental","status":"Inactive","businessName":"EDWARD S MANGES","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-03-18","latestIssueDate":"2006-04-21","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"786002","type":"Rental","status":"Active","businessName":"2211 SPRUCE PARTNERS LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2018-08-13","latestIssueDate":"2025-10-10","expirationDate":"2026-08-12","inactiveDate":null}],"units":5,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["5 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2025-006241 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 19, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1860 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":"11 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 24, 2025.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 4 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"}]}