315 LARCH ST

PID: 252923430102· 3 fields stubbed (see below)

Property Overview

Parcel ID252923430102

Lot Size25,700 sq ft (0.590 ac)

Lot Dimensions (est.)193 ft wide × 133 ft deep

Year Built—(stub)

Property ClassINDUSTRIAL, VACANT LAND

OwnerWJR INVESTMENTS LLC

Assessed Value$178,800

Land Value$178,800

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 width193 ft

Buildable depth118 ft

Area~16,824 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 5-over-1 podium (12–50 units) benchmarks for 16,824 sqft buildable area.

Est. units

123

Yield on cost

3.4%

Spread

-2.1%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
295 LARCH ST	295 LARCH LLC	AUTOMOTIVE SERVICE STATION	$381,800	156 ft
290 ATWATER ST	NORTHERN SCREW MACHINE CO	MANUFACTURING AND ASSEMBLY LIGHT	$539,200	157 ft
300 ATWATER ST	NORTHERN SCREW MACH CO INC	MANUFACTURING AND ASSEMBLY LIGHT	$940,400	158 ft
807 FARRINGTON ST	CORVAL PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$72,600	209 ft
815 FARRINGTON ST	WJR INVESTMENTS LLC	IND WAREHOUSE	$735,800	221 ft
318 ATWATER ST	WILLIAM F DARLOW SUSAN C PETERSON	SINGLE FAMILY DWELLING, PLATTED LOT	$237,100	262 ft
296 LARCH ST	CORVAL PROPERTIES LLC	IND WAREHOUSE	$1,141,900	295 ft
274 ATWATER ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	MANUFACTURING AND ASSEMBLY LIGHT	$1,298,500	298 ft
303 ATWATER ST	DARRYL WILLIAMS JR	SINGLE FAMILY DWELLING, PLATTED LOT	$232,900	324 ft
311 ATWATER ST	DE MOE	SINGLE FAMILY DWELLING, PLATTED LOT	$234,000	327 ft

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.