652 GERANIUM AVE E

PID: 292922120035· 2 fields stubbed (see below)

Property Overview

Parcel ID292922120035

Lot Size3,920 sq ft (0.110 ac)

Lot Dimensions (est.)39 ft wide × 100 ft deep

Year Built1920

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerNHIATENG S HERR ZOE LEE HERR

Assessed Value$225,300

Land Value$25,000

Building Value$200,300

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

1 permit on record since 2017 · Most recent: Jan 2017 (building permit)

Building PermitJan 2017Finaled

—

Allen Hambleton A PANE IN THE GLASS CONSTRUCTION LLC

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

H2Residential

Residential — medium-density multi-unit housing (up to 5 units)

Typical Uses

·Apartment buildings (up to 5 units)
·Duplexes
·Townhomes

Max Height39 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 width29 ft

Buildable depth80 ft

Area~1,958 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 1,958 sqft buildable area.

Est. units

Yield on cost

3.6%

Spread

-1.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
658 GERANIUM AVE E	DAISY MORGAN	SINGLE FAMILY DWELLING, PLATTED LOT	$211,800	39 ft
1134 PAYNE AVE	CHOUA JALERNVANG	MIXED RESID/COMMERCIAL	$401,600	77 ft
662 GERANIUM AVE E	MAHDEE ABDULLAH	SINGLE FAMILY DWELLING, PLATTED LOT	$211,300	79 ft
1132 PAYNE AVE	RUIHER LLC	MIXED RESID/COMMERCIAL	$271,800	81 ft
1138 PAYNE AVE	DAVID M WILBANKS	AUTOMOTIVE SERVICE STATION	$204,700	85 ft
1128 PAYNE AVE	MAKE WORK LLC	SMALL (UNDER 10,000 SF) DET. RETAIL	$166,400	92 ft
1124 PAYNE AVE	ANDA MARKET LLC	MIXED RESID/COMMERCIAL	$391,900	117 ft
666 GERANIUM AVE E	DAVID GAVILANES	TWO FAMILY DWELLING - SIDE/SIDE	$295,800	119 ft
653 JESSAMINE AVE E	NICOLE PETERSON	SINGLE FAMILY DWELLING, PLATTED LOT	$285,800	138 ft
655 JESSAMINE AVE E	BEN WHANN	SINGLE FAMILY DWELLING, PLATTED LOT	$227,200	143 ft

Property History

Most Recent Sale

Date2009-04-01

Price$31,500

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.