1396 PALACE AVE

PID: 102823240072· 2 fields stubbed (see below)

Property Overview

Parcel ID102823240072

Lot Size4,356 sq ft (0.110 ac)

Lot Dimensions (est.)36 ft wide × 120 ft deep

Year Built1924

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerSEAN HIGGINS PREETI HIGGINS

Assessed Value$567,700

Land Value$103,200

Building Value$464,500

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

8 permits on record since 2016 · $25K total declared value · Most recent: Oct 2022 (building permit)

Building PermitOct 2022Finaled

—

NEXGEN EXTERIORS INC

MechanicalAug 2020Active/Issued

$3K

PAUL REILAND METRO HEATING AND COOLING LLC

Building PermitSep 2018Finaled

—

Alex Shikhlinski EXCEL EXTERIORS INC

MechanicalMar 2018Finaled

$5K

Peter Bonfe BONFES PLBG & HTG INC

Warm Air, Ventilation & General SheetMar 2018Finaled

$5K

Peter Bonfe BONFES PLBG & HTG 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 rent1,199/mo

Renter-occupied36.0%

Median home value$373K

Vacancy rate3.0%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 365

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 width26 ft

Buildable depth100 ft

Area~1,727 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 1,727 sqft buildable area.

Est. units

Yield on cost

2.8%

Spread

-2.7%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
1392 PALACE AVE	CATHEDRAL SANCTUARY LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$374,000	37 ft
1388 PALACE AVE	STEVEN HITCHCOCK	SINGLE FAMILY DWELLING, PLATTED LOT	$420,300	75 ft
1402 PALACE AVE	MARGUERITE A SENNINGER TR	SINGLE FAMILY DWELLING, PLATTED LOT	$561,500	99 ft
1384 PALACE AVE	WILLIAM J SCHERER BRIGID A MCSHERRY SCHERER	SINGLE FAMILY DWELLING, PLATTED LOT	$385,700	113 ft
1406 PALACE AVE	MAXWELL SEATON FELSHEIM ANNA MILLER	SINGLE FAMILY DWELLING, PLATTED LOT	$376,600	139 ft
1397 JAMES AVE	ROBERT R JARVIS CARRIE I JARVIS	SINGLE FAMILY DWELLING, PLATTED LOT	$583,000	146 ft
1382 PALACE AVE	PATRICIA HERRERA	SINGLE FAMILY DWELLING, PLATTED LOT	$301,300	151 ft
1393 JAMES AVE	STEVEN R KOSEK CYNTHIA NEMETZ KOSEK	SINGLE FAMILY DWELLING, PLATTED LOT	$544,200	156 ft
1403 JAMES AVE	ERIC ZANGE OLIVIA ZANGE	SINGLE FAMILY DWELLING, PLATTED LOT	$540,900	175 ft
1410 PALACE AVE	MARY C METZ	SINGLE FAMILY DWELLING, PLATTED LOT	$358,400	179 ft

Property History

Most Recent Sale

Date2025-10-07

Price$571,500

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.