{"asOf":"2026-07-11T02:01:35.196Z","block":"3300-3399 N 16TH ST","blockUrl":"https://blockreport.homes/block/3300-3399-n-16th-st","address":"3323 N 16TH ST","parcelNumber":"881000930","source":"https://property.phila.gov/?p=881000930","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND RESIDE < ACRE","useLabel":"Vacant lot","owner":"RAM PHILA COMMUNITY 1 LLC","coOwner":null,"marketValue":761900,"livableArea":5120,"yearBuilt":2024,"lastSale":{"price":42500,"date":"2021-03-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-067473","date":"2021-09-25","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-064239","date":"2022-08-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-080002","date":"2023-10-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-10-13","resolution":"SVN ISSUED"},{"number":"VI-2023-080003","date":"2023-10-13","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-10-25","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2021-093045","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-25","completedDate":"2021-11-03","violations":[{"number":"VI-2021-067473","date":"2021-09-25","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-11-02","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-087628","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-25","completedDate":"2022-09-13","violations":[{"number":"VI-2022-064239","date":"2022-08-25","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-09-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-106888","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-13","completedDate":"2024-08-23","violations":[{"number":"VI-2023-080002","date":"2023-10-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-10-13","resolution":"SVN ISSUED"}]},{"number":"CF-2023-107060","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-13","completedDate":"2023-10-25","violations":[{"number":"VI-2023-080003","date":"2023-10-13","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-10-25","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-093045","date":"2021-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-093045","date":"2021-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087628","date":"2022-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087628","date":"2022-09-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-106888","date":"2023-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107060","date":"2023-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-107060","date":"2023-10-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00431730620137,"lng":-75.15531957439919,"geom":null,"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":3,"lotArea":2410,"zoning":"RSA3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1635 MARKET ST SUITE 1600, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A SEMI-ATTACHED STRUCTURE (NTE 38FT IN HEIGHT) WITH ARCHITECTURE EMBELLISHMENT TO MATCH EXISTING CONTEX, FOR USE AS A (7) SEVEN FAMILY DWELLING AS PER PLAN.","status":"Completed","outcome":"Granted with conditions","date":"2021-09-13","number":"ZP-2021-002887","relatedPermit":"ZP-2021-002887"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":770700,"taxable":169580},{"y":2027,"v":761900,"taxable":236120}],"taxNow":2374,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-002887","date":"2021-09-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-09","scope":"PERMIT FOR THE ERECTION OF A SEMI-ATTACHED STRUCTURE (NTE 38FT IN HEIGHT) WITH ARCHITECTURE EMBELLISHMENT TO MATCH EXISTING CONTEX, FOR USE AS A (7) SEVEN FAMILY DWELLING AS PER PLAN AS PER ZBA APPRVOED STAMPED PLAN, WITH PROVISOS."},{"number":"CP-2021-009305","date":"2022-04-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-08","scope":"FOR THE ERECTION OF A SEMI-DETACHED, THREE STORY STRUCTURE OF TYPE VB CONSTRUCTION WITH A CELLAR AS PER PLANS. FOR SEVEN DWELLING UNITS WITH LAYOUT AS SHOWN."},{"number":"MP-2023-000876","date":"2023-04-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-09","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR USE AS PREVIOUSLY APPROVED. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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":"FP-2023-000427","date":"2023-06-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-09","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-009215","date":"2023-08-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-09","scope":"INSTALL COMBO SEWER LINE MD, CT, FAI & 2\" WDP"},{"number":"PP-2023-009193","date":"2023-08-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-09","scope":"INSTALL 7 KITCHEN SINKS, 7 DISHWASHER, 7 WASHING MACHINE BOXES, 13 FLOOR DRAINS, 7 AREA DRAINS, 4 ROOF DRAINS, 7 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 8 WATER CLOSETS, 8 LAVATORIES AND 8 SHOWER/TUBS, 2 EJECTOR SUMP PUMPS, 2 BACKWATER VALVES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2023-007701","date":"2023-10-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-07","scope":"Install 600 amp service and grounding. Install (7) 150 amp panels and (1) 100 amp house panel. Wire throughout, receptacles, lighting, smoke/CO alarms as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0958592","type":"Rental","status":"Active","businessName":"RAM Phila Community 1 LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2024-08-12","latestIssueDate":"2025-08-08","expirationDate":"2026-08-11","inactiveDate":null}],"units":7,"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"],"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-2021-002887: Completed · Granted with conditions; related permit ZP-2021-002887.","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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 25, 2023.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 4 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.","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"}]}