846 WESTERN AVE N

PID: 252923420216· 3 fields stubbed (see below)

Property Overview

Parcel ID252923420216

Lot Size13,068 sq ft (0.300 ac)

Lot Dimensions (est.)118 ft wide × 119 ft deep

Year Built—(stub)

Property ClassINDUSTRIAL, VACANT LAND

Owner849 WESTERN LLC

Assessed Value$89,400

Land Value$89,400

Building Value$0

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

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 width118 ft

Buildable depth104 ft

Area~6,993 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 6,993 sqft buildable area.

Est. units

Yield on cost

3.8%

Spread

-1.7%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
854 WESTERN AVE N	PAMELA J EAST	SINGLE FAMILY DWELLING, PLATTED LOT	$201,400	78 ft
363 ATWATER ST	JIHAD GARADO	AUTOMOTIVE SERVICE STATION	$398,900	95 ft
860 WESTERN AVE N	ROBERT BATTA	SINGLE FAMILY DWELLING, PLATTED LOT	$203,200	116 ft
366 TOPPING ST	RICKY C LOR	SINGLE FAMILY DWELLING, PLATTED LOT	$240,200	163 ft
359 ATWATER ST	BTM INVESTMENTS LLC	IND WAREHOUSE	$423,500	168 ft
864 WESTERN AVE N	XIAN SHUN ZENG	SINGLE FAMILY DWELLING, PLATTED LOT	$229,400	173 ft
370 ATWATER ST	MICHAEL P BRECKMAN	INDUSTRIAL, VACANT LAND	$69,000	181 ft
849 WESTERN AVE N	849 WESTERN LLC	IND WAREHOUSE	$1,844,000	183 ft
362 TOPPING ST	JAMES A WESTPHALL CYNTHIA M WESTPHALL	SINGLE FAMILY DWELLING, PLATTED LOT	$345,100	198 ft
366 ATWATER ST	TERRANCE L LUTHER	TWO FAMILY DWELLING - UP/DWN	$235,900	206 ft

Property History

Most Recent Sale

Date2019-03-01

Price$1,680,000

Type—

Stub notice: The following fields could not be fetched from live sources and are shown as "—": taxHistory, taxAmount, yearBuilt. See README for details on which sources are live vs. stubbed.