856 WATSON AVE

PID: 112823420175· 2 fields stubbed (see below)

Property Overview

Parcel ID112823420175

Lot Size4,792 sq ft (0.110 ac)

Lot Dimensions (est.)38 ft wide × 120 ft deep

Year Built1911

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerLEAH COLLINS JENNIFER COLLINS

Assessed Value$331,100

Land Value$40,000

Building Value$291,100

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

9 permits on record since 2017 · $105K total declared value · Most recent: Oct 2022 (warm air, ventilation & general sheet)

Warm Air, Ventilation & General SheetOct 2022Finaled

$938

LAURA FOSCHIATTI BLUE OX HEATING & AIR LLC

ElectricalOct 2022Finaled

$2K

Xavier Haro HARO ELECTRIC SOLUTIONS INC

ElectricalOct 2022Finaled

$2K

Thomas Elsenpeter University Electric Inc

PlumbingSep 2022Finaled

$5K

ANTHONY WEBSTER Barr Web Industries Inc

Building PermitAug 2022Finaled

$80K

Birch Construction LLC

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 rent1,036/mo

Renter-occupied18.0%

Median home value$258K

Vacancy rate7.7%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 368

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 width28 ft

Buildable depth100 ft

Area~1,957 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 1,957 sqft buildable area.

Est. units

Yield on cost

3.5%

Spread

-2.0%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
858 WATSON AVE	CRAIG R EVANS DEANNE L PARKS	SINGLE FAMILY DWELLING, PLATTED LOT	$223,200	38 ft
848 WATSON AVE	SERGEY S KUZNETSOV	SINGLE FAMILY DWELLING, PLATTED LOT	$364,900	40 ft
846 WATSON AVE	DAVID T EDHOLM	SINGLE FAMILY DWELLING, PLATTED LOT	$208,700	80 ft
842 WATSON AVE	RICHARD M TSCHIDA MARIE L TSCHIDA	SINGLE FAMILY DWELLING, PLATTED LOT	$275,600	120 ft
855 TUSCARORA AVE	LORI ANNE S BROGDON FREDERICK A BROGDON	SINGLE FAMILY DWELLING, PLATTED LOT	$446,700	140 ft
862 WATSON AVE	CARA TENTER	SINGLE FAMILY DWELLING, PLATTED LOT	$242,100	144 ft
851 TUSCARORA AVE	AMY WOLD RIEBEL CEDRIC CHARLES CYRUS JR	SINGLE FAMILY DWELLING, PLATTED LOT	$264,200	146 ft
859 TUSCARORA AVE	DWIGHT C LARSON	SINGLE FAMILY DWELLING, PLATTED LOT	$263,300	146 ft
840 WATSON AVE	CIRO O HERRERA	SINGLE FAMILY DWELLING, PLATTED LOT	$291,300	159 ft
847 TUSCARORA AVE	RICHARD A KARSCHNIA MARJORIE C KARSCHNIA	SINGLE FAMILY DWELLING, PLATTED LOT	$327,300	162 ft

Property History

Most Recent Sale

Date2016-12-09

Price$216,400

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.