1955 JAMES AVE

PID: 092823230081· 2 fields stubbed (see below)

Property Overview

Parcel ID092823230081

Lot Size7,405 sq ft (0.170 ac)

Lot Dimensions (est.)58 ft wide × 128 ft deep

Year Built1924

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerBENJAMIN J LEXAU JENNIFER L TORINUS

Assessed Value$472,100

Land Value$168,100

Building Value$304,000

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictNo

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 2021 · $7K total declared value · Most recent: Dec 2023 (mechanical)

MechanicalDec 2023Finaled

$7K

PETER SOLAC WOODLAND STOVES & FIREPLACES

Building PermitApr 2021Finaled

—

Jade Rasmussen Minnesota Restoration Contractors

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 rent1,314/mo

Renter-occupied27.9%

Median home value$453K

Vacancy rate3.6%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 363

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 width48 ft

Buildable depth108 ft

Area~4,071 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 4,071 sqft buildable area.

Est. units

Yield on cost

3.7%

Spread

-1.8%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
1949 JAMES AVE	GAYLE C GASKILL TR	SINGLE FAMILY DWELLING, PLATTED LOT	$469,300	49 ft
1961 JAMES AVE	PETER E NEWBURG JENNIFER J NEWBURG	SINGLE FAMILY DWELLING, PLATTED LOT	$615,200	58 ft
1945 JAMES AVE	MICHAEL WIKTOR HEATHER WIKTOR	SINGLE FAMILY DWELLING, PLATTED LOT	$499,100	89 ft
1967 JAMES AVE	JOSEPH D IMHOLTE SARAH E IMHOLTE	SINGLE FAMILY DWELLING, PLATTED LOT	$465,500	116 ft
1943 JAMES AVE	LAURA HESTER JOHN HESTER	SINGLE FAMILY DWELLING, PLATTED LOT	$838,200	129 ft
1958 PALACE AVE	MARGARET C. MCEACHRAN ZACHARY P. MCEACHRAN	SINGLE FAMILY DWELLING, PLATTED LOT	$402,200	144 ft
1954 PALACE AVE	MARNA J JOHNSON	SINGLE FAMILY DWELLING, PLATTED LOT	$288,800	151 ft
1964 PALACE AVE	BARRY OKANE TR JANET VAN TASSEL TR	SINGLE FAMILY DWELLING, PLATTED LOT	$486,300	155 ft
1950 PALACE AVE	JULIA K STADY ROBERT R STADY	SINGLE FAMILY DWELLING, PLATTED LOT	$325,400	168 ft
1941 JAMES AVE	KARA WEBBER BRENTON BASTIAN	SINGLE FAMILY DWELLING, PLATTED LOT	$434,000	169 ft

Property History

Most Recent Sale

Date2003-12-15

Price$304,400

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.