290 LARCH ST

PID: 252923430109· 2 fields stubbed (see below)

Property Overview

Parcel ID252923430109

Lot Size38,333 sq ft (0.890 ac)

Lot Dimensions (est.)220 ft wide × 174 ft deep

Year Built1987

Property ClassIND WAREHOUSE

OwnerTIGER INVESTORS LLC

Assessed Value$1,190,600

Land Value$175,300

Building Value$1,015,300

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

3 permits on record since 2018 · $11K total declared value · Most recent: Apr 2023 (electrical)

ElectricalApr 2023Active/Issued

$500

OAKS ELECTRIC COMPANY

ElectricalNov 2018Finaled

$6K

CRI ELECTRIC LLC

ElectricalOct 2018Finaled

$5K

CRI ELECTRIC LLC

Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.

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 width220 ft

Buildable depth159 ft

Area~25,130 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 25,130 sqft buildable area.

Est. units

251

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
0 LARCH ST	SYCAMORE PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$126,200	146 ft
296 LARCH ST	CORVAL PROPERTIES LLC	IND WAREHOUSE	$1,141,900	175 ft
0 SYCAMORE ST W	SYCAMORE PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$4,500	178 ft
0 SYCAMORE ST W	SYCAMORE PROPERTIES LLC	INDUSTRIAL, VACANT LAND	$16,600	221 ft
0 LARCH ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	INDUSTRIAL, VACANT LAND	$37,000	248 ft
295 LARCH ST	295 LARCH LLC	AUTOMOTIVE SERVICE STATION	$381,800	258 ft
825 GALTIER ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	INDUSTRIAL, VACANT LAND	$54,100	269 ft
267 LARCH ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	INDUSTRIAL, VACANT LAND	$21,000	292 ft
310 SYCAMORE ST W	SYCAMORE PROPERTIES LLC	IND WAREHOUSE	$365,800	293 ft
274 ATWATER ST	MICHAEL J FRASCONE CONNIE LEE FRASCONE	MANUFACTURING AND ASSEMBLY LIGHT	$1,298,500	310 ft

Property History

Most Recent Sale

Date2021-10-26

Price$875,000

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.