2711 SHEPARD RD W

PID: 212823310013· 3 fields stubbed (see below)

Property Overview

Parcel ID212823310013

Lot Size10,019 sq ft (0.240 ac)

Lot Dimensions (est.)96 ft wide × 104 ft deep

Year Built—(stub)

Property ClassEXEMPT, VACANT LAND

OwnerCITY OF ST PAUL

Assessed Value$9,900

Land Value$9,900

Building Value$0

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictNo

Development Opportunities

Public land opportunityHigh

Owned by City of Saint Paul — surplus sales, redevelopment programs, or land trust transfers may apply.

Ramsey County parcel ownership data ↗

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

City of Saint Paul — surplus propertyMedium

The City of Saint Paul and Ramsey County dispose of public parcels through surplus property programs; contact PED for current listings and community land trust opportunities.

Ramsey County — Housing & Redevelopment ↗

Ramsey County CDA housing programsMedium

The Ramsey County Community Development Agency offers deferred loan programs, multifamily financing, and affordable housing development assistance.

Ramsey County CDA ↗

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

No permits found in Saint Paul open data for this parcel.

Neighborhood Profile

Highland District Council · Saint Paul

Median reported rent1,296/mo

Renter-occupied69.7%

Median home value$233K

Vacancy rate1.0%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 376.04

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 width86 ft

Buildable depth84 ft

Area~6,156 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 6,156 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
1465 DAVERN ST	SHEPARD DEVELOPMENT LLC	PARKING RAMP	$14,500,000	766 ft
0 MISSISSIPPI RIVER BLVD S	CSP HIDDEN FALLS	EXEMPT PROP. OWNED BY MUNICIPALS	$2,986,100	4,830 ft

Stub notice: The following fields could not be fetched from live sources and are shown as "—": taxHistory, taxAmount, yearBuilt. See README for details on which sources are live vs. stubbed.