355 RANDOLPH AVE

PID: 122823130007· 2 fields stubbed (see below)

Property Overview

Parcel ID122823130007

Lot Size297,950 sq ft (6.860 ac)

Lot Dimensions (est.)828 ft wide × 360 ft deep

Year Built2006

Property ClassFLEX COMMERCIAL CENTER

OwnerRIVER BEND VENTURE I LLC

Assessed Value$9,144,500

Land Value$1,787,700

Building Value$7,356,800

Annual Tax—(stub)

Environmental Constraints

FloodplainYes — Zone AE

WetlandsPresent (~5% coverage)

Historic DistrictUnknown

Development Opportunities

Opportunity ZoneHigh

Within a federally designated Qualified Opportunity Zone — investors may qualify for capital gains deferrals via a Qualified Opportunity Fund.

HUD Opportunity Zones ↗

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 ↗

Met Council Environmental Response FundMedium

Grants and loans for contamination assessment and cleanup on eligible redevelopment sites in the metro area; does not indicate known contamination.

Metro Council — Environmental Response Fund ↗

Signals are based on public datasets; program eligibility requires verification.

Permit History

30 permits on record since 2015 · $695K total declared value · Most recent: Jan 2025 (billboard / sign)

Billboard / SignJan 2025Finaled

$5K

LAURA GEHL ARCHETYPE SIGNMAKERS

Fire EngineeringJul 2024Finaled

—

FRONTIER FIRE PROTECTION

Warm Air, Ventilation & General SheetJul 2024Inspected

$14K

Teresa Blaylock Master Mechanical, Inc.

ElectricalJul 2024Finaled

$40K

Fraser Morris

Building PermitJul 2024Inspected

$252K

REILING CONSTRUCTION CO INC

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 rent1,718/mo

Renter-occupied62.6%

Median home value$383K

Vacancy rate7.5%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 360

Zoning

I2General Industrial

General Industrial — medium-intensity manufacturing and processing

Typical Uses

·Manufacturing
·Wholesale trade
·Freight terminals
·Salvage yards
·Breweries

Max Height75 ft

Min Setbacks

Front

0 ft

Side

0 ft (6 ft if adj. residential)

Rear

0 ft (6 ft if adj. residential)

Development Potential

Setbacks

Front15 ft

Side (each)0 ft

Rear0 ft

Estimated Buildable Footprint

Buildable width828 ft

Buildable depth345 ft

Area~254,655 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 mid-rise concrete (50+ units) benchmarks for 254,655 sqft buildable area.

Est. units

2546

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
345 RANDOLPH AVE UNIT 200	RIVER BEND VENTURE I LLC	CONDOMINIUM OFFICE UNIT	$3,019,900	420 ft
345 RANDOLPH AVE 100	SERVICE EMPLOYEES INTERNATIONL	CONDOMINIUM OFFICE UNIT	$2,813,600	420 ft
395 JAMES AVE	395 JAMES LOFTS LLC	IND WAREHOUSE	$1,013,500	430 ft
0 JAMES AVE	UNION PACIFIC RAILROAD COMPANY	RAILROAD REAL PROP USED IN OPERATION	$146,600	452 ft
335 RANDOLPH AVE	RANDOLPH SQUARE LLC	OFFICE BUILDING 1-2 STORIES	$9,864,400	514 ft
0 UNASSIGNED	SOO LINE RAILROAD CO	RAILROAD REAL PROP USED IN OPERATION	$234,000	530 ft
0 SHEPARD RD	CITY OF ST PAUL	EXEMPT, VACANT LAND	$457,400	577 ft
0 UNASSIGNED	SC OZ WATERFORD BAY LLC	APARTMENT VACANT LAND	$119,300	659 ft
0 UNASSIGNED	UNION PACIFIC RAILROAD COMPANY	RAILROAD REAL PROP USED IN OPERATION	$278,400	685 ft
0 UNASSIGNED	SOO LINE RAILROAD CO	RAILROAD REAL PROP USED IN OPERATION	$100,800	747 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.