1603 PALACE AVE

PID: 092823140090· 2 fields stubbed (see below)

Property Overview

Parcel ID092823140090

Lot Size5,227 sq ft (0.120 ac)

Lot Dimensions (est.)40 ft wide × 131 ft deep

Year Built1926

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerDAVID R TOENISKOETTER JANE A TOENISKOETTER

Assessed Value$455,800

Land Value$105,100

Building Value$350,700

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

Development Opportunities

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

2 permits on record since 2017 · $9K total declared value · Most recent: May 2020 (mechanical)

MechanicalMay 2020Finaled

$7K

JAMES BOEHM BOEHM HEATING CO

Elevating DeviceDec 2017Finaled

$3K

JACKSON MEDICAL EQUIPMENT JACKSON MEDICAL EQUIPMENT INC

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 rent1,388/mo

Renter-occupied20.4%

Median home value$407K

Vacancy rate5.7%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 364

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 width30 ft

Buildable depth111 ft

Area~2,140 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 small multifamily (2–4 units, wood frame) benchmarks for 2,140 sqft buildable area.

Est. units

Yield on cost

3.0%

Spread

-2.5%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
1607 PALACE AVE	DONNA M BRITTAIN	SINGLE FAMILY DWELLING, PLATTED LOT	$348,100	40 ft
1599 PALACE AVE	DAVID R TOENISKOETTER JANE A TOENISKOETTER	SINGLE FAMILY DWELLING, PLATTED LOT	$343,600	40 ft
1611 PALACE AVE	RONDA KAY GOWAN	SINGLE FAMILY DWELLING, PLATTED LOT	$337,400	80 ft
1615 PALACE AVE	CARLOS CASILLAS MARYLOU S CASILLAS	SINGLE FAMILY DWELLING, PLATTED LOT	$318,600	120 ft
1600 JULIET AVE	JEAN FREYBERGER	SINGLE FAMILY DWELLING, PLATTED LOT	$386,700	144 ft
1596 JULIET AVE	RICKEY BODLE	SINGLE FAMILY DWELLING, PLATTED LOT	$374,600	149 ft
1604 JULIET AVE	STEPHANIE WAITE TRANBERG	SINGLE FAMILY DWELLING, PLATTED LOT	$374,300	149 ft
415 SNELLING AVE S	MACGROVE HOLDINGS LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$264,800	150 ft
419 SNELLING AVE S	ALBERT NELSON JR	SINGLE FAMILY DWELLING, PLATTED LOT	$302,900	156 ft
407 SNELLING AVE S	JESSICA J STELLMACH RYAN J RICARD	SINGLE FAMILY DWELLING, PLATTED LOT	$256,800	158 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.