296 LARCH ST

PID: 252923430091· 2 fields stubbed (see below)

Property Overview

Parcel ID252923430091

Lot Size62,726 sq ft (1.430 ac)

Lot Dimensions (est.)280 ft wide × 224 ft deep

Year Built1964

Property ClassIND WAREHOUSE

OwnerCORVAL PROPERTIES LLC

Assessed Value$1,141,900

Land Value$319,200

Building Value$822,700

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

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 width280 ft

Buildable depth209 ft

Area~46,864 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 46,864 sqft buildable area.

Est. units

468

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
0 SYCAMORE ST W	CORVAL PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$31,500	153 ft
290 LARCH ST	TIGER INVESTORS LLC	IND WAREHOUSE	$1,190,600	175 ft
807 FARRINGTON ST	CORVAL PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$72,600	194 ft
0 SYCAMORE ST W	CORVAL PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$55,700	206 ft
295 LARCH ST	295 LARCH LLC	AUTOMOTIVE SERVICE STATION	$381,800	284 ft
315 LARCH ST	WJR INVESTMENTS LLC	INDUSTRIAL, VACANT LAND	$178,800	295 ft
0 UNASSIGNED	BNSF RAILWAY CO	RAILROAD REAL PROP USED IN OPERATION	$27,400	302 ft
0 SYCAMORE ST W	SYCAMORE PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$4,500	312 ft
0 LARCH ST	SYCAMORE PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$126,200	319 ft
807 FARRINGTON ST	CORVAL PROPERTIES LLC	IND WAREHOUSE	$1,721,600	330 ft

Property History

Most Recent Sale

Date1996-07-12

Price$187,500

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.