432 FRONT AVE

PID: 252923310012· 2 fields stubbed (see below)

Property Overview

Parcel ID252923310012

Lot Size54,450 sq ft (1.370 ac)

Lot Dimensions (est.)310 ft wide × 176 ft deep

Year Built1958

Property ClassFOUNDERY AND HEAVY MFG PLANT

OwnerRRMPF LLC

Assessed Value$2,844,600

Land Value$322,300

Building Value$2,522,300

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

4 permits on record since 2016 · $28K total declared value · Most recent: Jul 2024 (fence)

FenceJul 2024Finaled

$500

Rrmpf Llc

ElectricalAug 2021Finaled

$28K

South Side Electric Inc

Building PermitJul 2021Active/Issued

—

BAUER SERVICES II INC

Building PermitMar 2016Active/Issued

—

MIKE FINKEN CC AL SCHUNA PETERSON BROS ROOFING AND 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 width310 ft

Buildable depth161 ft

Area~43,203 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 43,203 sqft buildable area.

Est. units

432

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
424 FRONT AVE	ANGEL TRAN CUONG A CHAU	SINGLE FAMILY DWELLING, PLATTED LOT	$246,200	102 ft
416 FRONT AVE	THUL HOLDINGS LLC	APARTMENTS 7-19 RENTAL UNITS	$637,000	145 ft
410 FRONT AVE	RRMPF LLC	INDUSTRIAL, VACANT LAND	$32,100	189 ft
406 FRONT AVE	ULIANO PROPERTIES INC	SINGLE FAMILY DWELLING, PLATTED LOT	$163,500	210 ft
404 FRONT AVE	JB PROPERTIES LLC	APARTMENTS 4-6 RENTAL UNITS	$289,100	252 ft
0 STINSON ST	RRMPF LLC	INDUSTRIAL, VACANT LAND	$32,100	270 ft
429 FRONT AVE	BRANDON B READER	TWO FAMILY DWELLING - UP/DWN	$275,500	281 ft
425 FRONT AVE	JNLJ INVESTMENTS LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$212,000	283 ft
435 FRONT AVE	DU HAST SECHS LLC	APARTMENTS 7-19 RENTAL UNITS	$834,000	291 ft
419 BURGESS ST	CITY OF ST PAUL	EXEMPT PROP. OWNED BY MUNICIPALS	$3,224,600	298 ft

Property History

Most Recent Sale

Date2011-09-30

Price$1,200,000

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.