ParcelLens
Property Intelligence · Twin Cities
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Within a federally designated Qualified Opportunity Zone — investors may qualify for capital gains deferrals via a Qualified Opportunity Fund.
HUD Opportunity Zones ↗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 ↗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 ↗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 ↗Grants and loans for contamination assessment and cleanup on eligible redevelopment sites in the metro area; does not indicate known contamination.
Metro Council — Environmental Response Fund ↗Signals are based on public datasets; program eligibility requires verification.
1 permit on record since 2024 · Most recent: May 2024 (building permit)
COOK CUSTOMS LLC
Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.
Payne-Phalen District 5 Planning Council · Saint Paul
ACS rents reflect current tenant leases and may differ from new market rents.
Source: 2022 ACS 5-Year Estimates · Census Tract 316
Residential — small-scale multi-unit housing (up to 4 units)
Setbacks
Estimated Buildable Footprint
Estimates based on typical zoning setbacks. Actual requirements may vary by lot, overlay, or conditional approval.
Back-of-envelope estimate based on small multifamily (2–4 units, wood frame) benchmarks for 1,849 sqft buildable area.
| Address | Owner | Class | Assessed Value | Distance |
|---|---|---|---|---|
| 866 MAGNOLIA AVE E | REGINALD GLASS | SINGLE FAMILY DWELLING, PLATTED LOT | $261,700 | 39 ft |
| 874 MAGNOLIA AVE E | JOSHUA SIMPSON | SINGLE FAMILY DWELLING, PLATTED LOT | $218,700 | 40 ft |
| 878 MAGNOLIA AVE E | KRYSTAL ERICSON | SINGLE FAMILY DWELLING, PLATTED LOT | $181,300 | 80 ft |
| 862 MAGNOLIA AVE E | JEREMY GUSTAFSON TR ALISSA CARSTEN TR | TWO FAMILY DWELLING - UP/DWN | $225,400 | 80 ft |
| 856 MAGNOLIA AVE E | YER YANG | SINGLE FAMILY DWELLING, PLATTED LOT | $198,800 | 120 ft |
| 869 COOK AVE E | HER CHANG | SINGLE FAMILY DWELLING, PLATTED LOT | $213,500 | 146 ft |
| 873 COOK AVE E | CHANELLE S SUMMERFORD | SINGLE FAMILY DWELLING, PLATTED LOT | $278,800 | 151 ft |
| 865 COOK AVE E | VERNISHA POWERS | SINGLE FAMILY DWELLING, PLATTED LOT | $185,100 | 151 ft |
| 852 MAGNOLIA AVE E | ELLEN E BLOECHER ROBERT D WILLIAMS | SINGLE FAMILY DWELLING, PLATTED LOT | $206,200 | 160 ft |
| 875 COOK AVE E | MC&SONS PROPERTIES GROUP LLC | TWO FAMILY DWELLING - UP/DWN | $242,000 | 166 ft |
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