280 FRONT AVE

PID: 252923420007· 2 fields stubbed (see below)

Property Overview

Parcel ID252923420007

Lot Size4,792 sq ft (0.110 ac)

Lot Dimensions (est.)40 ft wide × 119 ft deep

Year Built1884

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerGREG BRENDEMUEHL

Assessed Value$149,100

Land Value$25,000

Building Value$124,100

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

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

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

H1Residential

Residential — small-scale multi-unit housing (up to 4 units)

Typical Uses

·Single-family homes
·Duplexes
·Triplexes
·4-unit buildings

Max Height35 ft

Min Setbacks

Front

10 ft

Side

5 ft

Rear

10 ft

Development Potential

Setbacks

Front10 ft

Side (each)5 ft

Rear10 ft

Estimated Buildable Footprint

Buildable width30 ft

Buildable depth99 ft

Area~2,058 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 small multifamily (2–4 units, wood frame) benchmarks for 2,058 sqft buildable area.

Est. units

Yield on cost

3.4%

Spread

-2.1%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
278 FRONT AVE	MELVIN D REVORD JANET M REVORD	TWO FAMILY DWELLING - UP/DWN	$192,800	40 ft
286 FRONT AVE	CASA COLBERT LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$167,100	40 ft
276 FRONT AVE	BLIA VANG SOM LEE	TWO FAMILY DWELLING - UP/DWN	$201,300	79 ft
290 FRONT AVE	NICOLE M ASHER	SINGLE FAMILY DWELLING, PLATTED LOT	$231,000	80 ft
272 FRONT AVE	MARILYN J GRAEBER TR	SINGLE FAMILY DWELLING, PLATTED LOT	$162,800	116 ft
294 FRONT AVE	JOSEPHINE K SEILER	SINGLE FAMILY DWELLING, PLATTED LOT	$147,500	120 ft
281 STINSON ST	PA YOR CHANG	SINGLE FAMILY DWELLING, PLATTED LOT	$350,600	145 ft
289 STINSON ST	BARRY W KOSTYK	TWO FAMILY DWELLING - UP/DWN	$208,200	149 ft
0 FRONT AVE	GEORGE R SULLIVAN DEBORAH SUSAN SULLIVAN	COMMERCIAL VACANT LAND	$29,500	160 ft
277 STINSON ST	MANRAJ BHUPRAM	SINGLE FAMILY DWELLING, PLATTED LOT	$221,300	164 ft

Property History

Most Recent Sale

Date2012-12-14

Price$21,799

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.