328 HARRISON AVE

PID: 012823420070· 2 fields stubbed (see below)

Property Overview

Parcel ID012823420070

Lot Size6,534 sq ft (0.160 ac)

Lot Dimensions (est.)70 ft wide × 89 ft deep

Year Built1874

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerANDREW C NEWTON

Assessed Value$259,200

Land Value$40,000

Building Value$219,200

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 2019 · $6K total declared value · Most recent: May 2019 (building permit)

Building PermitMay 2019Inspected

$6K

Andrew C Newton

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 width60 ft

Buildable depth69 ft

Area~3,850 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 3,850 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
326 HARRISON AVE	JENNIFER B CADWELL VAUGHAN CHARLIE J VAUGHAN	SINGLE FAMILY DWELLING, PLATTED LOT	$313,800	55 ft
73 GARFIELD ST	JIMMY B HOLLOWAY TR JON GERARD HOLLOWAY TR	SINGLE FAMILY DWELLING, PLATTED LOT	$201,500	80 ft
65 GARFIELD ST	KORINNE PATRICE DENNIS MICAH GERHART	SINGLE FAMILY DWELLING, PLATTED LOT	$272,700	95 ft
69 GARFIELD ST	MARCHEL'LE MACMILLER-RANDLE	SINGLE FAMILY DWELLING, PLATTED LOT	$222,400	97 ft
77 GARFIELD ST	ANDREW LEDO	SINGLE FAMILY DWELLING, PLATTED LOT	$317,300	123 ft
81 GARFIELD ST	JARED WILLIAM SCHEREK	SINGLE FAMILY DWELLING, PLATTED LOT	$296,800	173 ft
64 GARFIELD ST	MARIT A BROCK THOMAS J BROCK	RESIDENTIAL, VACANT LAND, LOT	$40,000	199 ft
89 GARFIELD ST	JEAN F ZERBY	SINGLE FAMILY DWELLING, PLATTED LOT	$204,100	211 ft
314 HARRISON AVE	ALMAZ HAILE	SINGLE FAMILY DWELLING, PLATTED LOT	$408,400	246 ft
90 WESTERN AVE S	INDEPENDENT SCHOOL DIST 625	EXEMPT PROP. OWNED BY BD OF EDUC.	$5,321,200	258 ft

Property History

Most Recent Sale

Date2015-06-30

Price$115,000

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.