488 LARPENTEUR AVE E 111

PID: 202922210018· 2 fields stubbed (see below)

Property Overview

Parcel ID202922210018

Lot Size871 sq ft (2.400 ac)

Lot Dimensions (est.)458 ft wide × 2 ft deep

Year Built1982

Property ClassCONDO

OwnerBARBARA MIKKANEN

Assessed Value$158,400

Land Value$1,000

Building Value$157,400

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

Development Opportunities

Qualified Census Tract (QCT)High

Within a HUD-designated Qualified Census Tract — LIHTC projects here receive a 30% basis boost, significantly increasing the tax credit allocation for affordable housing development.

HUD — LIHTC Qualified Census Tracts ↗

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 ↗

LIHTC 30% Basis BoostMedium

Affordable housing developments in QCTs receive a 30% increase in eligible basis for Low Income Housing Tax Credits — materially improving project feasibility. Allocated through MHFA.

HUD — LIHTC Qualified Census Tracts ↗

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

Permit History

1 permit on record since 2018 · $300 total declared value · Most recent: Feb 2018 (electrical)

ElectricalFeb 2018Finaled

$300

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

Payne-Phalen District 5 Planning Council · Saint Paul

Median reported rent1,148/mo

Renter-occupied57.0%

Median home value$212K

Vacancy rate6.8%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 306.01

Zoning

RM1Low-Density Multiple-Family Residential

Multi-family Residential 1 — low-intensity apartment (3 stories max)

Typical Uses

·Apartment buildings
·Condominiums
·Townhomes

Max Height40 ft

Min Setbacks

Front

25 ft

Side

9 ft

Rear

25 ft

Development Potential

Setbacks

Front20 ft

Side (each)5 ft

Rear20 ft

Estimated Buildable Footprint

Buildable width448 ft

Buildable depth0 ft

Area~78,756 sqft

Lot dimensions are insufficient for the standard setbacks shown.

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 78,756 sqft buildable area.

Est. units

277

Yield on cost

4.0%

Spread

-1.5%

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Nearby Parcels

Address	Owner	Class	Assessed Value
500 LARPENTEUR AVE E 107	CAROL J SWENSON	CONDO	$158,400
500 LARPENTEUR AVE E 108	CHRISTINE K FULLERTON	CONDO	$174,400
488 LARPENTEUR AVE E 109	JOHN J JOUPPI	CONDO	$158,400
488 LARPENTEUR AVE E 110	COURTNEY OLSON	CONDO	$174,400
480 LARPENTEUR AVE E 124	JEFFREY L BLYDENBURGH TERESA L BLYDENBURGH	CONDO	$174,400
500 LARPENTEUR AVE E 101	KIRA M SILVERS RAND A SILVERS	CONDO	$158,400
500 LARPENTEUR AVE E 102	JULIAN CARTER	CONDO	$174,400
488 LARPENTEUR AVE E 116	THEYU KAW	CONDO	$174,400
480 LARPENTEUR AVE E 117	KIMBERLY F SMITH	CONDO	$158,400
480 LARPENTEUR AVE E 118	DEIRDRE E LYNCH	CONDO	$174,400

Property History

Most Recent Sale

Date2016-08-15

Price$105,000

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.