427 ATWATER ST

PID: 252923310110· 2 fields stubbed (see below)

Property Overview

Parcel ID252923310110

Lot Size10,890 sq ft (0.250 ac)

Lot Dimensions (est.)80 ft wide × 136 ft deep

Year Built1991

Property ClassIND WAREHOUSE

Owner849 WESTERN LLC

Assessed Value$844,500

Land Value$64,700

Building Value$779,800

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

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

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

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 width80 ft

Buildable depth121 ft

Area~5,238 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 5,238 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
0 ATWATER ST	MARTIN AND SON PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$37,300	60 ft
0 ATWATER ST	849 WESTERN LLC	IND WAREHOUSE	$97,200	100 ft
0 TOPPING ST	OTTO INVESTMENTS LLC	INDUSTRIAL, VACANT LAND	$161,300	145 ft
437 ATWATER ST	MARTIN AND SON PROPERTIES LLC	IND WAREHOUSE	$1,278,000	153 ft
0 ATWATER ST	849 WESTERN LLC	INDUSTRIAL, VACANT LAND	$36,900	179 ft
0 ATWATER ST	849 WESTERN LLC	INDUSTRIAL, VACANT LAND	$31,600	219 ft
0 TOPPING ST	OTTO INVESTMENTS LLC	INDUSTRIAL, VACANT LAND	$74,500	241 ft
0 ATWATER ST	BNSF RAILWAY CO	RAILROAD REAL PROP NOT USED OPERATOS	$3,600	246 ft
0 ATWATER ST	849 WESTERN LLC	INDUSTRIAL, VACANT LAND	$31,600	259 ft
432 ATWATER ST	LINDERS FAMILY HOLDING CO LLC	MANUFACTURING AND ASSEMBLY LIGHT	$1,143,300	332 ft

Property History

Most Recent Sale

Date2019-03-01

Price$1,680,000

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.