2028 GRAND AVE

PID: 042823320047· 2 fields stubbed (see below)

Property Overview

Parcel ID042823320047

Lot Size19,602 sq ft (0.450 ac)

Lot Dimensions (est.)132 ft wide × 148 ft deep

Year Built1962

Property ClassAPARTMENTS 20-49 RENTAL UNITS

Owner2028 GRAND CO LP

Assessed Value$2,050,000

Land Value$400,000

Building Value$1,650,000

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

Development Opportunities

Potentially 4d-Eligible PropertyMedium

Property type suggests multifamily rental use — may qualify for the Saint Paul 4d program, which reduces property taxes to ~0.25% in exchange for affordability commitments. Requires 3+ units and a current rental license.

Saint Paul — 4d Affordable Housing Incentive ↗

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 ↗

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

Permit History

1 permit on record since 2024 · $9K total declared value · Most recent: Oct 2024 (electrical)

ElectricalOct 2024Finaled

$9K

Chris Anderson ELECTRICAL LIGHT SOLUTIONS

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

Neighborhood Profile

Macalester Groveland Community Council · Saint Paul

Median reported rent1,151/mo

Renter-occupied43.9%

Median home value$510K

Vacancy rate22.7%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 349

Zoning

RM2Medium-Density Multiple-Family Residential

Multi-family Residential 2 — medium-intensity apartment (5 stories max)

Typical Uses

·Mid-rise apartments
·Condominiums
·Assisted living
·Nursing homes

Max Height50 ft

Min Setbacks

Front

25 ft

Side

9 ft

Rear

25 ft

Development Potential

Setbacks

Front20 ft

Side (each)5 ft

Rear20 ft

Estimated Buildable Footprint

Buildable width122 ft

Buildable depth108 ft

Area~10,008 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 5-over-1 podium (12–50 units) benchmarks for 10,008 sqft buildable area.

Est. units

Yield on cost

3.3%

Spread

-2.2%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
2020 GRAND AVE	EUGENE J KLEE SARA H KLEE	SINGLE FAMILY DWELLING, PLATTED LOT	$306,100	85 ft
2040 GRAND AVE	DADDERS ESTATES LLC	APARTMENTS 7-19 RENTAL UNITS	$1,924,300	102 ft
2018 GRAND AVE	PAMELA M CHAPDELAINE	SINGLE FAMILY DWELLING, PLATTED LOT	$349,700	126 ft
2044 GRAND AVE	LEVEL 10 MANAGEMENT	APARTMENTS 4-6 RENTAL UNITS	$1,391,700	162 ft
2014 GRAND AVE	2014 GA LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$322,500	166 ft
2031 LINCOLN AVE	KENT R DIASABEYGUNAWARDENA AMY A DIASABEYGUNAWARDENA	SINGLE FAMILY DWELLING, PLATTED LOT	$764,600	171 ft
2035 LINCOLN AVE	DAVID B REDMOND WENDY COLES	SINGLE FAMILY DWELLING, PLATTED LOT	$455,800	173 ft
2027 LINCOLN AVE	ANNE E JOHANSEN	SINGLE FAMILY DWELLING, PLATTED LOT	$552,700	176 ft
2039 LINCOLN AVE	HAPPYDALE LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$374,400	186 ft
2023 LINCOLN AVE	GAIL L SAVOIE JAMES E SAVOIE	SINGLE FAMILY DWELLING, PLATTED LOT	$502,200	191 ft

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.