262 ATWATER ST

PID: 252923430001· 3 fields stubbed (see below)

Property Overview

Parcel ID252923430001

Lot Size5,227 sq ft (0.120 ac)

Lot Dimensions (est.)40 ft wide × 130 ft deep

Year Built—(stub)

Property ClassINDUSTRIAL, VACANT LAND

OwnerMICHAEL J FRASCONE CONNIE LEE FRASCONE

Assessed Value$36,100

Land Value$36,100

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 width40 ft

Buildable depth115 ft

Area~1,028 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 sfr / adu benchmarks for 1,028 sqft buildable area.

Est. units

Yield on cost

3.3%

Spread

-2.2%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
264 ATWATER ST	DONALD L COURNOYER MARJORIE COURNOYER	SINGLE FAMILY DWELLING, PLATTED LOT	$153,800	40 ft
267 LARCH ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	INDUSTRIAL, VACANT LAND	$21,000	111 ft
825 GALTIER ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	INDUSTRIAL, VACANT LAND	$54,100	146 ft
843 GALTIER ST	CHI BUI	SINGLE FAMILY DWELLING, PLATTED LOT	$289,200	151 ft
0 LARCH ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	INDUSTRIAL, VACANT LAND	$37,000	156 ft
274 ATWATER ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	MANUFACTURING AND ASSEMBLY LIGHT	$1,298,500	159 ft
849 GALTIER ST	ENG TAT NG	SINGLE FAMILY DWELLING, PLATTED LOT	$144,700	192 ft
844 GALTIER ST	CHAI LEE	SINGLE FAMILY DWELLING, PLATTED LOT	$288,200	207 ft
275 ATWATER ST	LILIAN NOEMI SANCHEZ	SINGLE FAMILY DWELLING, PLATTED LOT	$159,000	220 ft
846 GALTIER ST	SCOTT A SAMPLE	TWO FAMILY DWELLING - UP/DWN	$197,200	231 ft

Property History

Most Recent Sale

Date1997-08-27

Price$40,000

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.