433 BRAINERD AVE

PID: 202922330064· 2 fields stubbed (see below)

Property Overview

Parcel ID202922330064

Lot Size5,663 sq ft (0.120 ac)

Lot Dimensions (est.)47 ft wide × 128 ft deep

Year Built1913

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerTHOMAS MCDANIEL AGUSTINA BORRE

Assessed Value$278,100

Land Value$35,000

Building Value$243,100

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictNo

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 2024 · Most recent: Mar 2024 (building permit)

Building PermitMar 2024Finaled

—

Natasha McAllister ASHCO EXTERIORS LLC

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

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 width37 ft

Buildable depth108 ft

Area~2,351 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 2,351 sqft buildable area.

Est. units

Yield on cost

3.7%

Spread

-1.8%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
431 BRAINERD AVE	EUGENE J LILJEDAHL PENNY C LILJEDAHL	SINGLE FAMILY DWELLING, PLATTED LOT	$241,800	43 ft
1246 CLARK ST	CHAI KUE YER Y KUE	SINGLE FAMILY DWELLING, PLATTED LOT	$284,900	103 ft
447 BRAINERD AVE	STACEY LYNN HENDRY-VAN PATTEN TR	SINGLE FAMILY DWELLING, PLATTED LOT	$245,800	112 ft
425 BRAINERD AVE	ERIN GUNELSON	SINGLE FAMILY DWELLING, PLATTED LOT	$256,500	175 ft
457 BRAINERD AVE	BOUN THAM LEE NOU KOU XIONG	SINGLE FAMILY DWELLING, PLATTED LOT	$243,400	176 ft
1258 CLARK ST	TOUA THAO	SINGLE FAMILY DWELLING, PLATTED LOT	$280,700	176 ft
446 BRAINERD AVE	SANDRA MARIE HAUER	SINGLE FAMILY DWELLING, PLATTED LOT	$213,600	180 ft
450 BRAINERD AVE	MEE THAO	SINGLE FAMILY DWELLING, PLATTED LOT	$238,400	190 ft
440 BRAINERD AVE	SHALEA R FRANDSEN	SINGLE FAMILY DWELLING, PLATTED LOT	$253,500	199 ft
442 BRAINERD AVE	WILSON YE THU ZAWHTUN ZAW HTUN WAI	SINGLE FAMILY DWELLING, PLATTED LOT	$221,000	200 ft

Property History

Most Recent Sale

Date2023-05-22

Price$276,500

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.