432 ATWATER ST

PID: 252923340004· 2 fields stubbed (see below)

Property Overview

Parcel ID252923340004

Lot Size57,935 sq ft (1.300 ac)

Lot Dimensions (est.)661 ft wide × 88 ft deep

Year Built1978

Property ClassMANUFACTURING AND ASSEMBLY LIGHT

OwnerLINDERS FAMILY HOLDING CO LLC

Assessed Value$1,143,300

Land Value$314,000

Building Value$829,300

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

14 permits on record since 2016 · $478K total declared value · Most recent: Feb 2024 (building permit)

Building PermitFeb 2024Finaled

$175K

Tara Thurber All Elements Inc

Building PermitDec 2023Finaled

$39K

AMERICAN WATERWORKS

Warm Air, Ventilation & General SheetSep 2023Finaled

$52K

CHARLES ALBERS ALBERS MECHANICAL CONTRACTORS INC

ElectricalOct 2022Finaled

$7K

JDR TECHNOLOGIES LLC

Building PermitOct 2017Active/Issued

—

Nicole Schave MGR 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

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 width661 ft

Buildable depth73 ft

Area~33,820 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 33,820 sqft buildable area.

Est. units

338

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
0 ATWATER ST	BNSF RAILWAY CO	RAILROAD REAL PROP NOT USED OPERATOS	$115,000	129 ft
0 COMO AVE	BNSF RAILWAY CO	RAILROAD REAL PROP USED IN OPERATION	$17,000	168 ft
0 ATWATER ST	BNSF RAILWAY CO	RAILROAD REAL PROP NOT USED OPERATOS	$3,600	226 ft
410 ATWATER ST	CITY OF ST PAUL	EXEMPT, VACANT LAND	$452,700	273 ft
0 COMO AVE	BNSF RAILWAY CO	RAILROAD REAL PROP USED IN OPERATION	$237,800	305 ft
0 CUMBERLAND ST	BNSF RAILWAY CO	INDUSTRIAL, VACANT LAND	$27,600	312 ft
0 ATWATER ST	MARTIN AND SON PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$37,300	326 ft
427 ATWATER ST	849 WESTERN LLC	IND WAREHOUSE	$844,500	332 ft
437 ATWATER ST	MARTIN AND SON PROPERTIES LLC	IND WAREHOUSE	$1,278,000	339 ft
0 ATWATER ST	849 WESTERN LLC	IND WAREHOUSE	$97,200	364 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.