406 FRONT AVE

PID: 252923310013· 2 fields stubbed (see below)

Property Overview

Parcel ID252923310013

Lot Size13,939 sq ft (0.320 ac)

Lot Dimensions (est.)35 ft wide × 199 ft deep

Year Built1918

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerULIANO PROPERTIES INC

Assessed Value$163,500

Land Value$22,500

Building Value$141,000

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 2016 · $250 total declared value · Most recent: Dec 2016 (electrical)

ElectricalDec 2016Active/Issued

$250

BC&A'S ELECTRIC COMPANY

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 width35 ft

Buildable depth184 ft

Area~4,812 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 3-story wood frame (5–12 units) benchmarks for 4,812 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
0 STINSON ST	RRMPF LLC	INDUSTRIAL, VACANT LAND	$32,100	73 ft
404 FRONT AVE	JB PROPERTIES LLC	APARTMENTS 4-6 RENTAL UNITS	$289,100	93 ft
410 FRONT AVE	RRMPF LLC	INDUSTRIAL, VACANT LAND	$32,100	101 ft
0 STINSON ST	RRMPF LLC	INDUSTRIAL, VACANT LAND	$32,100	103 ft
416 FRONT AVE	THUL HOLDINGS LLC	APARTMENTS 7-19 RENTAL UNITS	$637,000	133 ft
0 FRONT AVE	STATE OF MN TRUST EXEMPT	APARTMENT VACANT LAND	$57,200	134 ft
0 STINSON ST	RRMPF LLC	INDUSTRIAL, VACANT LAND	$43,800	142 ft
424 FRONT AVE	ANGEL TRAN CUONG A CHAU	SINGLE FAMILY DWELLING, PLATTED LOT	$246,200	191 ft
432 FRONT AVE	RRMPF LLC	FOUNDERY AND HEAVY MFG PLANT	$2,844,600	210 ft
947 WESTERN AVE N	WILHELMINA DOROTHY WINDAU CINDY M WINDAU	SINGLE FAMILY DWELLING, PLATTED LOT	$182,500	233 ft

Property History

Most Recent Sale

Date2012-04-11

Price$21,000

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.