{"asOf":"2026-07-10T17:58:10.172Z","block":"400-499 S 16TH ST","blockUrl":"https://blockreport.homes/block/400-499-s-16th-st","address":"429 S 16TH ST","parcelNumber":"871072500","source":"https://property.phila.gov/?p=871072500","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"RKP C LLC","coOwner":null,"marketValue":653300,"livableArea":2142,"yearBuilt":1800,"lastSale":{"price":600000,"date":"2015-10-15T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.945137394924465,"lng":-75.16834667174913,"geom":{"type":"Polygon","coordinates":[[[-75.168248212,39.945148339],[-75.168258118,39.945101461],[-75.168444866,39.94512633],[-75.168435329,39.945173394],[-75.168248212,39.945148339]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-002780","type":"Fire Alarm Certification","inspectionDate":"2024-01-30","result":"Certified","expirationDate":"2025-01-30","buildingId":"1513178"},{"number":"BC-2025-003805","type":"Fire Alarm Certification","inspectionDate":"2025-02-11","result":"Certified","expirationDate":"2026-02-11","buildingId":"1513178"},{"number":"BC-2025-003804","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-02-11","result":"Certified","expirationDate":"2026-02-11","buildingId":"1513178"},{"number":"BC-2026-002156","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-01-20","result":"Certified","expirationDate":"2027-01-20","buildingId":"1513178"},{"number":"BC-2026-002155","type":"Fire Alarm Certification","inspectionDate":"2026-01-20","result":"Certified","expirationDate":"2027-01-20","buildingId":"1513178"},{"number":"BC-2026-008744","type":"Special Hazards Certification","inspectionDate":"2026-03-27","result":"Certified","expirationDate":"2027-03-27","buildingId":"1513178"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":901,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"240 CENTRAL PARK, NEW YORK NY, 10019","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] For a three (3) family (multi-family) household living in an existing structure.","status":"Completed","outcome":"Granted","date":"2024-01-19","number":"ZP-2023-004013","relatedPermit":"ZP-2023-004013"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":449800,"taxable":449800},{"y":2017,"v":449800,"taxable":449800},{"y":2018,"v":521100,"taxable":521100},{"y":2019,"v":536700,"taxable":536700},{"y":2020,"v":542000,"taxable":542000},{"y":2021,"v":542000,"taxable":542000},{"y":2022,"v":542000,"taxable":542000},{"y":2023,"v":775000,"taxable":775000},{"y":2024,"v":775000,"taxable":775000},{"y":2025,"v":683700,"taxable":683700},{"y":2026,"v":683700,"taxable":683700},{"y":2027,"v":653300,"taxable":653300}],"taxNow":9570,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"105162","date":"2007-09-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-02-26","scope":"INTERIOR DEMOLITION ONLY. NO EXTERIOR WORK AND NO ALTERATIONS /CHANGES TO WINDOWS AND DOORS"},{"number":"114601","date":"2007-11-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-31","scope":"EXTERIOR BRICK PAINTING PER HISTORICAL COMMISSION DIRECTION MAB PAINTS SEA SHORE RANCH RED #471"},{"number":"193459","date":"2008-12-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-07-27","scope":"REPLACEMENT OF CURB TRAP ONLY"},{"number":"194159","date":"2008-12-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-07-22","scope":"REPLACE LATERAL"},{"number":"199348","date":"2009-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-11-24","scope":"REMOVE PERMANENTLY INSTALLED WINDOW AC UNIT AND ACCOMPANYING SIDELIGHTS AND REPLACE WITH A SINGLE FIXED WINDOW AS PER PLANS"},{"number":"990475","date":"2019-07-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-10","scope":"INSTALL (5) ALL WOOD FULL REPLACEMENT WINDOWS WITH CUSTOM SILLS & BRICKMOLD AS PER ATTACHED DRAWINGS. APPROVED BY PHC. (MIXED-USE)"},{"number":"1025280","date":"2019-11-06","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-01-12","scope":"REPAIR AND POINT BRICK AS REQUIRED-MORTAR MIX TO BE 6 PARTS SAND, 2 PARTS LIME, 1 PART PORTLAND CEMENT ALL SAMPLES; NO UNPAINTED SURFACES SHOULD BE PAINTED UNDER THE SCOPE; MORTAR COLOR SHALL MATCH COLOR OF MORTAR THAT EXISTS UNDERNEATH PAINT; APPLICANT SHALL PROVIDE PHC STAFF W/SAMPLES OF MORTAR ONCE POINT HAS BEEN REMOVED PRIOR TO APPLYING NEW MORTAR; MUST BE PHC STAFFS APPROVAL PRIOR TO REPACHING ANY SECTIONS OF FACADE ONCE BRICK PREPARE AND POINTING WORK IS COMPLETE AS PER HISTORICAL COMMISSION APPROVAL."},{"number":"ZP-2023-004013","date":"2023-12-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-002469","date":"2024-07-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-04-01","scope":"For Level 2 alteration and change of occupancy of the existing basement and 1st floors of an existing 3-story building to create one additional dwelling unit. The sprinkler shall be installed throughout the area of renovation on the basement and 1st floors. Separate permits required for the mechanical, electrical, plumbing, fire alarm, and fire protection."},{"number":"PP-2024-014575","date":"2024-11-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-04-01","scope":"Install new fixtures with piping. 1-toilet, 1-tub, 1- vanity, 1- kitchen sink and 1- washer machine (washer is located in basement). 5 FIXTURES"},{"number":"FP-2024-002294","date":"2024-12-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-01","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R IN THE BASEMENT AND FIRST FLOOR OF AN EXISTING BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XTL2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2024-011622","date":"2024-12-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-19","scope":"Re-work and rewire 1st floor to accommodate new layout. Install new devices, switches, outlets, and GFCI's. Rewire where needed. No exterior work permitted as part of this permit. (As per PHC conditions)"}],"storyTag":"Renovated & sold on","storyDelta":0.32,"timeline":[{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2015,"k":"sale","p":600000},{"y":2019,"k":"permit","w":"Alteration"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"246365","type":"Rental","status":"Inactive","businessName":"ALLEN WILLIAM","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2001-04-19","latestIssueDate":"2007-03-01","expirationDate":"2008-02-29","inactiveDate":"2008-09-25"},{"number":"457323","type":"Rental","status":"Closed","businessName":"MFPB 16TH STREET LLC (ICR AGENT)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2008-09-25","latestIssueDate":"2014-03-15","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"695674","type":"Rental","status":"Active","businessName":"RKP C LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-03-22","latestIssueDate":"2026-01-13","expirationDate":"2027-02-01","inactiveDate":null}],"units":2,"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","1 zoning/board appeal 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":"Appeal #ZP-2023-004013: Completed · Granted; related permit ZP-2023-004013.","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: 1025280 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (240 CENTRAL PARK, NEW YORK NY, 10019).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1800 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 20, 2027; Emergency and Standby Power Systems Certification: Certified through Jan 20, 2027; Special Hazards Certification: Certified through Mar 27, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}