863 WATSON AVE

PID: 112823310083· 2 fields stubbed (see below)

Property Overview

Parcel ID112823310083

Lot Size9,583 sq ft (0.220 ac)

Lot Dimensions (est.)80 ft wide × 120 ft deep

Year Built1890

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerTODD MICHAEL GUNZENHAUSER JENNIE WAGNER

Assessed Value$348,500

Land Value$48,000

Building Value$300,500

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

7 permits on record since 2020 · $61K total declared value · Most recent: Dec 2024 (plumbing)

PlumbingDec 2024Inspected

$4K

DAVID SMITH ST PAUL PLBG & HTG CO - MSP PLBG

Building PermitJun 2021Finaled

—

Anthony Marcum Bison Builders Inc

Building PermitMay 2021Finaled

—

Anthony Marcum Bison Builders Inc

PlumbingFeb 2020Finaled

$7K

CENTRAIRE HEATING & AIR CONDITIONING INC

Building PermitFeb 2020Finaled

$48K

DAVE DUDLEY CONSTRUCTION

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 rent1,333/mo

Renter-occupied46.3%

Median home value$238K

Vacancy rate3.7%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 367

Zoning

H1Residential

Residential — small-scale multi-unit housing (up to 4 units)

Typical Uses

·Single-family homes
·Duplexes
·Triplexes
·4-unit buildings

Max Height35 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 width70 ft

Buildable depth100 ft

Area~5,999 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 5,999 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
871 WATSON AVE	MICHAEL M BRUNS GABRIELA C SWEET	SINGLE FAMILY DWELLING, PLATTED LOT	$249,300	60 ft
875 WATSON AVE	OLIVIA JIMENEZ LINDA JIMENEZ	SINGLE FAMILY DWELLING, PLATTED LOT	$235,500	100 ft
857 WATSON AVE	GWEN ARKIN RICHARD OBLEY	SINGLE FAMILY DWELLING, PLATTED LOT	$236,800	123 ft
879 WATSON AVE	BROOKE STADLER	SINGLE FAMILY DWELLING, PLATTED LOT	$293,500	140 ft
862 ARMSTRONG AVE	MARK S JUNGMANN	SINGLE FAMILY DWELLING, PLATTED LOT	$236,000	141 ft
866 ARMSTRONG AVE	JEREMY BECKER LISA THURBER	SINGLE FAMILY DWELLING, PLATTED LOT	$279,500	144 ft
855 WATSON AVE	LIAM BURT CAROLINA HERRERA	SINGLE FAMILY DWELLING, PLATTED LOT	$403,600	161 ft
872 ARMSTRONG AVE	MARVIN L STOLTZ KAREN A SCHMIDT	SINGLE FAMILY DWELLING, PLATTED LOT	$206,400	167 ft
883 WATSON AVE	BRADLEY ELLIS	SINGLE FAMILY DWELLING, PLATTED LOT	$266,100	181 ft
862 WATSON AVE	CARA TENTER	SINGLE FAMILY DWELLING, PLATTED LOT	$242,100	181 ft

Property History

Most Recent Sale

Date2024-11-06

Price$350,000

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.