951 PIERCE BUTLER ROUTE

PID: 262923340007· 2 fields stubbed (see below)

Property Overview

Parcel ID262923340007

Lot Size20,909 sq ft (0.500 ac)

Lot Dimensions (est.)117 ft wide × 179 ft deep

Year Built1967

Property ClassIND WAREHOUSE

OwnerJON H ROADFELDT TR VIRGINIA G ROADFELDT TR

Assessed Value$771,400

Land Value$125,100

Building Value$646,300

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

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

Frogtown Neighborhood Association · Saint Paul

Median reported rent933/mo

Renter-occupied35.8%

Median home value$217K

Vacancy rate7.6%

ACS rents reflect current tenant leases and may differ from new market rents.

Source: 2022 ACS 5-Year Estimates · Census Tract 324

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 width117 ft

Buildable depth164 ft

Area~13,291 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 13,291 sqft buildable area.

Est. units

Yield on cost

3.4%

Spread

-2.1%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
965 PIERCE BUTLER ROUTE	DALE TRANSMISSION AND AUTO REPAIR	AUTOMOTIVE SERVICE STATION	$484,700	153 ft
945 PIERCE BUTLER ROUTE	PB INDUSTRIAL LLC	MANUFACTURING AND ASSEMBLY LIGHT	$2,311,000	190 ft
0 MILTON ST N	PB INDUSTRIAL LLC	INDUSTRIAL, VACANT LAND	$156,500	281 ft
946 PIERCE BUTLER RTE	BANBRO LLC	IND WAREHOUSE	$4,480,700	348 ft
0 PIERCE BUTLER ROUTE	PB INDUSTRAIL LLC	INDUSTRIAL, VACANT LAND	$52,400	348 ft
0 PIERCE BUTLER RTE	BANBRO LLC	INDUSTRIAL, VACANT LAND	$239,800	357 ft
983 HUBBARD AVE	JODI L STEE	TWO FAMILY DWELLING - UP/DWN	$267,800	372 ft
0 CHATSWORTH ST N	BNSF RAILWAY CO	RAILROAD REAL PROP USED IN OPERATION	$584,100	401 ft
805 CHATSWORTH ST N	WILLIAM T SIONG CHUE SIONG	SINGLE FAMILY DWELLING, PLATTED LOT	$279,800	412 ft
804 MILTON ST N	PB INDUSTRAIL LLC	IND WAREHOUSE	$301,000	444 ft

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.