449 FRONT AVE

PID: 252923240205· 2 fields stubbed (see below)

Property Overview

Parcel ID252923240205

Lot Size6,534 sq ft (0.160 ac)

Lot Dimensions (est.)50 ft wide × 130 ft deep

Year Built1979

Property ClassEXEMPT, CULTURAL AND NATURE EXHIBIT

OwnerTAIKOARTS MIDWEST

Assessed Value$484,500

Land Value$45,700

Building Value$438,800

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 · $27K total declared value · Most recent: Apr 2024 (building permit)

Building PermitApr 2024Finaled

$27K

DON PETRICKA FLANNERY CONSTRUCTION INC

Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.

Neighborhood Profile

North End Neighborhood Organization · Saint Paul

Median reported rent1,003/mo

Renter-occupied44.2%

Median home value$166K

Vacancy rate4.1%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 313

Zoning

I1Light Industrial

Light Industrial — low-impact manufacturing and warehousing

Typical Uses

·Light manufacturing
·Warehousing
·Bus/rail facilities
·Gun shops
·Food production

Max Height50 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 width50 ft

Buildable depth115 ft

Area~2,138 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 2,138 sqft buildable area.

Est. units

Yield on cost

3.2%

Spread

-2.3%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
451 FRONT AVE	BLUHM BROTHERS ENTERPRISES LLC	IND WAREHOUSE	$286,200	50 ft
455 FRONT AVE	ULIANO PROPERTIES INC	SINGLE FAMILY DWELLING, PLATTED LOT	$175,500	94 ft
450 HATCH AVE	JOHN D BLUHM	SINGLE FAMILY DWELLING, PLATTED LOT	$414,100	133 ft
435 FRONT AVE	DU HAST SECHS LLC	APARTMENTS 7-19 RENTAL UNITS	$834,000	136 ft
438 HATCH AVE	ANTONIO VILLEGAS-ECKERT	SINGLE FAMILY DWELLING, PLATTED LOT	$249,400	167 ft
461 HATCH AVE	BLUHM BROTHERS ENTERPRISES LLC	OTHER INDUSTRIAL STRUCTURE	$262,900	191 ft
434 HATCH AVE	OLGA GARCIA ALVAREZ MARGARITA GARCIA ALVAREZ	SINGLE FAMILY DWELLING, PLATTED LOT	$163,500	194 ft
429 FRONT AVE	BRANDON B READER	TWO FAMILY DWELLING - UP/DWN	$275,500	207 ft
430 HATCH AVE	YANXIN YU QIHUA ZHENG	SINGLE FAMILY DWELLING, PLATTED LOT	$142,500	228 ft
425 FRONT AVE	JNLJ INVESTMENTS LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$212,000	247 ft

Property History

Most Recent Sale

Date2022-06-17

Price$535,000

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.