735 VICTORIA ST N 304

PID: 262923340063· 2 fields stubbed (see below)

Property Overview

Parcel ID262923340063

Lot Size1,742 sq ft (5.160 ac)

Lot Dimensions (est.)623 ft wide × 3 ft deep

Year Built1974

Property ClassRESIDENTIAL CO-OP

OwnerWILDER SQUARE INC

Assessed Value$115,900

Land Value$20,000

Building Value$95,900

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

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

RM3High-Rise Multiple-Family Residential

Multi-family Residential 3 — high-density apartment, no height limit

Typical Uses

·High-rise apartments
·Mixed-use residential
·Senior housing

Min Setbacks

Front

25 ft

Side

9 ft

Rear

25 ft

Development Potential

Setbacks

Front20 ft

Side (each)5 ft

Rear20 ft

Estimated Buildable Footprint

Buildable width613 ft

Buildable depth0 ft

Area~131,591 sqft

Lot dimensions are insufficient for the standard setbacks shown.

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 131,591 sqft buildable area.

Est. units

1315

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value
767 VICTORIA ST N 204	WILDER SQUARE INC	RESIDENTIAL CO-OP	$115,900
771 VICTORIA ST N 205	WILDER SQUARE INC	RESIDENTIAL CO-OP	$93,100
739 VICTORIA ST N 206	WILDER SQUARE INC	RESIDENTIAL CO-OP	$115,900
877 MINNEHAHA AVE W 101	WILDER SQUARE INC	RESIDENTIAL CO-OP	$115,900
873 MINNEHAHA AVE W 207	WILDER SQUARE INC	RESIDENTIAL CO-OP	$93,100
903 MINNEHAHA AVE W 104	WILDER SQUARE INC	RESIDENTIAL CO-OP	$93,100
903 MINNEHAHA AVE W 303	WILDER SQUARE INC	RESIDENTIAL CO-OP	$93,100
911 MINNEHAHA AVE W 207	WILDER SQUARE INC	RESIDENTIAL CO-OP	$93,100
915 MINNEHAHA AVE W 102	WILDER SQUARE INC	RESIDENTIAL CO-OP	$115,900
767 VICTORIA ST N 203	WILDER SQUARE INC	RESIDENTIAL CO-OP	$93,100

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.