652 JESSAMINE AVE E

PID: 292922120060· 2 fields stubbed (see below)

Property Overview

Parcel ID292922120060

Lot Size3,920 sq ft (0.110 ac)

Lot Dimensions (est.)32 ft wide × 101 ft deep

Year Built1902

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerMICHAEL EDWARD LILJEDAHL

Assessed Value$197,500

Land Value$25,000

Building Value$172,500

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 · Most recent: Oct 2024 (building permit)

Building PermitOct 2024Active/Issued

—

Joshua Huotari Aspire Services 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 width22 ft

Buildable depth81 ft

Area~1,932 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 1,932 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
654 JESSAMINE AVE E	CITYWIDE HOMES LLC	RESIDENTIAL, VACANT LAND, LOT	$25,000	39 ft
660 JESSAMINE AVE E	MOHAMUD ISSE	SINGLE FAMILY DWELLING, PLATTED LOT	$219,100	79 ft
1100 PAYNE AVE	PAYNE AVE EVANGELICAL FREE CH	EXEMPT, CHURCH, PUBLIC WORSHIP, PRIV	$556,100	80 ft
1110 PAYNE AVE	OULMAN-PAYNE LLC	MIXED RESID/COMMERCIAL	$482,000	85 ft
1094 PAYNE AVE	JOHN A MARIANO	SMALL (UNDER 10,000 SF) DET. RETAIL	$111,500	115 ft
666 JESSAMINE AVE E	BRIDGE SFR IV SEED BORROWER, LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$218,900	119 ft
1090 PAYNE AVE	FAMILY OPTION SERVICES LLC	OFFICE BUILDING 1-2 STORIES	$199,800	135 ft
651 MAGNOLIA AVE E	BARER INVESTMENT GROUP LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$213,900	136 ft
653 MAGNOLIA AVE E	TRISTAN J RADTKE	SINGLE FAMILY DWELLING, PLATTED LOT	$197,500	143 ft
1088 PAYNE AVE	XENG XIONG	OFFICE BUILDING 1-2 STORIES	$148,900	158 ft

Property History

Most Recent Sale

Date1988-01-01

Price$64,000

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.