292 FORBES AVE

PID: 012823420037· 2 fields stubbed (see below)

Property Overview

Parcel ID012823420037

Lot Size6,970 sq ft (0.160 ac)

Lot Dimensions (est.)56 ft wide × 115 ft deep

Year Built1927

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerBILL BERNIER

Assessed Value$265,200

Land Value$40,000

Building Value$225,200

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictNo

Development Opportunities

Qualified Census Tract (QCT)High

Within a HUD-designated Qualified Census Tract — LIHTC projects here receive a 30% basis boost, significantly increasing the tax credit allocation for affordable housing development.

HUD — LIHTC Qualified Census Tracts ↗

Potential programs

Saint Paul STAR Grants & LoansMedium

Saint Paul's Sales Tax Revitalization (STAR) program provides grants and loans for commercial, mixed-use, and neighborhood improvement projects. Applications accepted annually.

Saint Paul — STAR Program ↗

LIHTC 30% Basis BoostMedium

Affordable housing developments in QCTs receive a 30% increase in eligible basis for Low Income Housing Tax Credits — materially improving project feasibility. Allocated through MHFA.

HUD — LIHTC Qualified Census Tracts ↗

Signals are based on public datasets; program eligibility requires verification.

Permit History

1 permit on record since 2021 · $150 total declared value · Most recent: Feb 2021 (electrical)

ElectricalFeb 2021Finaled

$150

Timothy Palm PALM ELECTRIC INC

Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.

Neighborhood Profile

West 7th St / Fort Road Federation · Saint Paul

Median reported rent929/mo

Renter-occupied72.2%

Median home value$316K

Vacancy rate4.1%

ACS rents reflect current tenant leases and may differ from new market rents.

Source: 2022 ACS 5-Year Estimates · Census Tract 359

Zoning

H2Residential

Residential — medium-density multi-unit housing (up to 5 units)

Typical Uses

·Apartment buildings (up to 5 units)
·Duplexes
·Townhomes

Max Height39 ft

Min Setbacks

Front

10 ft

Side

5 ft

Rear

10 ft

Development Potential

Setbacks

Front10 ft

Side (each)5 ft

Rear10 ft

Estimated Buildable Footprint

Buildable width46 ft

Buildable depth95 ft

Area~3,832 sqft

Estimates based on typical zoning setbacks. Actual requirements may vary by lot, overlay, or conditional approval.

Development Feasibility

Likely Infeasible

Back-of-envelope estimate based on 3-story wood frame (5–12 units) benchmarks for 3,832 sqft buildable area.

Est. units

Yield on cost

3.8%

Spread

-1.7%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
288 FORBES AVE	JOSEPH H OTTO JR JASON BRACHT	SINGLE FAMILY DWELLING, PLATTED LOT	$425,900	48 ft
286 FORBES AVE	BRENDAN P HARRIS	SINGLE FAMILY DWELLING, PLATTED LOT	$311,900	92 ft
309 HARRISON AVE	KENNETH G JOHNSON	APARTMENTS 4-6 RENTAL UNITS	$461,400	114 ft
293 HARRISON AVE	ANTHONY JOHN BRUMMANS	SINGLE FAMILY DWELLING, PLATTED LOT	$228,900	133 ft
284 FORBES AVE	KIRIN LAWSON NICHOLAS LAWSON	SINGLE FAMILY DWELLING, PLATTED LOT	$448,500	134 ft
295 HARRISON AVE	SARA E BYDZOVSKY AIDEN B SCANLON	SINGLE FAMILY DWELLING, PLATTED LOT	$339,000	134 ft
289 HARRISON AVE	J HARRISON LLC	APARTMENTS 4-6 RENTAL UNITS	$508,200	139 ft
0 FORBES AVE	PAUL JEAN-MARIE	RESIDENTIAL, VACANT LAND, LOT	$2,200	141 ft
299 HARRISON AVE	KATHLEEN M DALE TIFFANY JO FOLLETT	TWO FAMILY DWELLING - UP/DWN	$283,800	144 ft
287 HARRISON AVE	SARAH BENSON JASON BENSON	TWO FAMILY DWELLING - UP/DWN	$294,100	161 ft

Property History

Most Recent Sale

Date2010-07-21

Price$60,297

Type—

Stub notice: The following fields could not be fetched from live sources and are shown as "—": taxHistory, taxAmount. See README for details on which sources are live vs. stubbed.