550 ATWATER CIR

PID: 252923330019· 2 fields stubbed (see below)

Property Overview

Parcel ID252923330019

Lot Size349,351 sq ft (8.020 ac)

Lot Dimensions (est.)766 ft wide × 456 ft deep

Year Built2005

Property ClassIND WAREHOUSE

OwnerATWATER HOLDINGS LLC

Assessed Value$13,439,800

Land Value$2,096,100

Building Value$11,343,700

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsPresent (~2% coverage)

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

7 permits on record since 2019 · $87K total declared value · Most recent: Jan 2024 (fire engineering)

Fire EngineeringJan 2024Issued

—

BRAD ZURN INTERNATIONAL FIRE PROTECTION

ElectricalDec 2023Active/Issued

$3K

South Side Electric Inc

ElectricalJun 2022Active/Issued

$5K

STINSON ELECTRIC INC

ElectricalNov 2021Active/Issued

$35K

THE RETROFIT COMPANIES INC

ElectricalDec 2020Finaled

$20K

TRU INDUSTRIES 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

I2General Industrial

General Industrial — medium-intensity manufacturing and processing

Typical Uses

·Manufacturing
·Wholesale trade
·Freight terminals
·Salvage yards
·Breweries

Max Height75 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 width766 ft

Buildable depth441 ft

Area~312,452 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 312,452 sqft buildable area.

Est. units

3124

Yield on cost

2.6%

Spread

-2.9%

Loading map…

Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
0 UNASSIGNED	PORT AUTHORITY OF ST PAUL	EXEMPT, VACANT LAND	$107,200	370 ft
589 TOPPING ST	GLOBAL STORAGE LLC	IND WAREHOUSE	$1,094,600	448 ft
555 TOPPING ST	GLOBAL STORAGE LLC	IND WAREHOUSE	$356,500	460 ft
601 TOPPING ST	MICHAEL G BEHAN	TWO FAMILY DWELLING - UP/DWN	$262,900	500 ft
545 ATWATER CIR	LEXION MEDICAL LLC	MANUFACTURING AND ASSEMBLY LIGHT	$4,393,600	522 ft
603 TOPPING ST	EVAN H OSLAND	SINGLE FAMILY DWELLING, PLATTED LOT	$219,700	525 ft
551 TOPPING ST	GLOBAL STORAGE LLC	IND WAREHOUSE	$1,169,600	530 ft
607 TOPPING ST	FREDIMAR CALDERON SANTAMARIA	SINGLE FAMILY DWELLING, PLATTED LOT	$267,400	548 ft
520 ATWATER CIR	ICE NINE PROPERTY CO	IND WAREHOUSE	$3,366,400	562 ft
853 DALE ST N	CITY OF ST PAUL	EXEMPT, VACANT LAND	$48,100	562 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.