455 COMO AVE

PID: 252923310120· 2 fields stubbed (see below)

Property Overview

Parcel ID252923310120

Lot Size12,197 sq ft (0.280 ac)

Lot Dimensions (est.)232 ft wide × 53 ft deep

Year Built1910

Property ClassOTHER INDUSTRIAL STRUCTURE

OwnerPAUL PANIAN TR BLAINE HEBERT

Assessed Value$516,900

Land Value$73,200

Building Value$443,700

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 width232 ft

Buildable depth38 ft

Area~5,361 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 5,361 sqft buildable area.

Est. units

Yield on cost

3.7%

Spread

-1.8%

Loading map…

Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
0 ATWATER ST	PAUL PANIAN TR BLAINE HEBERT	INDUSTRIAL, VACANT LAND	$37,500	57 ft
463 COMO AVE	YER YANG	OFFICE BUILDING 1-2 STORIES	$341,900	62 ft
455 ATWATER ST	SCRAPPY ENTERPRISES LLC	AUTOMOTIVE SERVICE STATION	$339,100	112 ft
469 COMO AVE	TERESA ANN WILLMUS BLAINE ALLEN HEBERT	SINGLE FAMILY DWELLING, PLATTED LOT	$200,300	116 ft
464 TOPPING ST	MARTIN AND SON PROPERTIES LLC	IND WAREHOUSE	$1,157,500	129 ft
475 COMO AVE	SANDRA MEDINA	AUTOMOTIVE SERVICE STATION	$459,400	167 ft
0 COMO AVE	PORT AUTHORITY OF ST PAUL	EXEMPT, VACANT LAND	$138,500	187 ft
481 COMO AVE	VIP PARTNERS LLC	TWO FAMILY DWELLING - UP/DWN	$196,600	217 ft
483 COMO AVE	WESLEY WOODSON	TWO FAMILY DWELLING - UP/DWN	$253,200	259 ft
463 TOPPING ST	PANYA GEGE XIONG	SINGLE FAMILY DWELLING, PLATTED LOT	$198,500	299 ft

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.