475 MINNEHAHA AVE W

PID: 252923340022· 2 fields stubbed (see below)

Property Overview

Parcel ID252923340022

Lot Size121,968 sq ft (2.800 ac)

Lot Dimensions (est.)417 ft wide × 293 ft deep

Year Built2005

Property ClassIND WAREHOUSE

OwnerDESP RENTALS LLC

Assessed Value$7,837,400

Land Value$731,800

Building Value$7,105,600

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsPresent (~5% coverage)

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

1 permit on record since 2023 · Most recent: Apr 2023 (building permit)

Building PermitApr 2023Finaled

—

GARY HALONEN BUILDING RESTORATION CORPORATION

Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.

Neighborhood Profile

Frogtown Neighborhood Association · Saint Paul

Median reported rent1,185/mo

Renter-occupied47.6%

Median home value$154K

Vacancy rate14.0%

ACS rents reflect current tenant leases and may differ from new market rents.

Source: 2022 ACS 5-Year Estimates · Census Tract 326

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 width417 ft

Buildable depth278 ft

Area~101,315 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 101,315 sqft buildable area.

Est. units

1013

Yield on cost

2.6%

Spread

-2.9%

Loading map…

Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
440 MINNEHAHA AVE W	DUSTLAND VC LLC	IND WAREHOUSE	$1,331,000	291 ft
474 MINNEHAHA AVE W	HMONG 18 COUNCIL INC	EXEMPT, SPORT/PUBLIC ASSEMBLY FAC	$1,634,800	360 ft
505 MINNEHAHA AVE W	RESTORATION PROFSL HLDINGS LLC	FLEX INDUSTRIAL CENTER	$6,118,300	379 ft
436 MINNEHAHA AVE W	NEIDA DIAZ MEDEROS	SINGLE FAMILY DWELLING, PLATTED LOT	$230,500	409 ft
415 MINNEHAHA AVE W	MS AND S ENTERPRISES	MANUFACTURING AND ASSEMBLY LIGHT	$2,781,000	414 ft
461 VAN BUREN AVE	BAO B YANG	SINGLE FAMILY DWELLING, PLATTED LOT	$214,000	421 ft
457 VAN BUREN AVE	LAURA DOMINGUEZ SAMUEL DOMINGUEZ	SINGLE FAMILY DWELLING, PLATTED LOT	$237,600	421 ft
465 VAN BUREN AVE	ST PAUL PUBLIC HOUSING AGENCY	RES/EXEMPT SINGLE FAMILY DWELLING	$239,300	424 ft
453 VAN BUREN AVE	THAO XIONG CHUE YANG	SINGLE FAMILY DWELLING, PLATTED LOT	$190,800	426 ft
469 VAN BUREN AVE	KIM ANH THI MAI QUANG MINH DOAN	SINGLE FAMILY DWELLING, PLATTED LOT	$345,600	431 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.