794 GERANIUM AVE E

PID: 292922110105· 2 fields stubbed (see below)

Property Overview

Parcel ID292922110105

Lot Size4,792 sq ft (0.110 ac)

Lot Dimensions (est.)40 ft wide × 120 ft deep

Year Built1940

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerANA MARIA ESPINOZA MERLOS

Assessed Value$257,900

Land Value$25,000

Building Value$232,900

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

1 permit on record since 2024 · $3K total declared value · Most recent: Apr 2024 (fence)

FenceApr 2024Finaled

$3K

Ana M Espinoza Merlos

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

Neighborhood Profile

Payne-Phalen District 5 Planning Council · Saint Paul

Median reported rent1,262/mo

Renter-occupied48.1%

Median home value$209K

Vacancy rate5.7%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 310

Zoning

H1Residential

Residential — small-scale multi-unit housing (up to 4 units)

Typical Uses

·Single-family homes
·Duplexes
·Triplexes
·4-unit buildings

Max Height35 ft

Min Setbacks

Front

10 ft

Side

5 ft

Rear

10 ft

Development Potential

Setbacks

Front10 ft

Side (each)5 ft

Rear10 ft

Estimated Buildable Footprint

Buildable width30 ft

Buildable depth100 ft

Area~2,029 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 small multifamily (2–4 units, wood frame) benchmarks for 2,029 sqft buildable area.

Est. units

Yield on cost

3.4%

Spread

-2.1%

Loading map…

Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
790 GERANIUM AVE E	FRANCISCO JACOBO OCHOA	TWO FAMILY DWELLING - UP/DWN	$232,800	40 ft
798 GERANIUM AVE E	ZERU TEMANU MULU GEBREMARIAM	SINGLE FAMILY DWELLING, PLATTED LOT	$252,000	40 ft
786 GERANIUM AVE E	JAMES BEAVERS MICHELLE BEAVERS	SINGLE FAMILY DWELLING, PLATTED LOT	$273,700	80 ft
802 GERANIUM AVE E	CHRISTINA DUONG DANNY VO	SINGLE FAMILY DWELLING, PLATTED LOT	$206,700	80 ft
782 GERANIUM AVE E	STEPHANIE D HIGHLEY	SINGLE FAMILY DWELLING, PLATTED LOT	$220,500	120 ft
795 JESSAMINE AVE E	KACHAR YANG	TWO FAMILY DWELLING - UP/DWN	$347,300	145 ft
789 JESSAMINE AVE E	UNITED HMONG INVESTMENT LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$183,100	145 ft
1129 ARCADE ST	AMERICAN LEGION ARCADE PHALEN	LODGE, HALL, PRIV/SOCIAL CLUB	$660,400	161 ft
785 JESSAMINE AVE E	ALENA HYAMS	SINGLE FAMILY DWELLING, PLATTED LOT	$223,700	163 ft
803 JESSAMINE AVE E	FERNANDO R MENA CARMEN R GUEVARA	SINGLE FAMILY DWELLING, PLATTED LOT	$297,800	163 ft

Property History

Most Recent Sale

Date2025-12-12

Price—

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.