869 WESTMINSTER ST

PID: 292922320180· 3 fields stubbed (see below)

Property Overview

Parcel ID292922320180

Lot Size6,970 sq ft (0.170 ac)

Lot Dimensions (est.)64 ft wide × 64 ft deep

Year Built—(stub)

Property ClassRESIDENTIAL, VACANT LAND, LOT

OwnerJERRY A COLEMAN TUYET T QUAN

Assessed Value$25,000

Land Value$25,000

Building Value$0

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

Payne-Phalen District 5 Planning Council · Saint Paul

Median reported rent1,099/mo

Renter-occupied41.8%

Median home value$190K

Vacancy rate7.3%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 330

Zoning

I1Light Industrial

Light Industrial — low-impact manufacturing and warehousing

Typical Uses

·Light manufacturing
·Warehousing
·Bus/rail facilities
·Gun shops
·Food production

Max Height50 ft

Min Setbacks

Front

0 ft

Side

0 ft (6 ft if adj. residential)

Rear

0 ft (6 ft if adj. residential)

Development Potential

Setbacks

Front15 ft

Side (each)0 ft

Rear0 ft

Estimated Buildable Footprint

Buildable width64 ft

Buildable depth49 ft

Area~2,875 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 2,875 sqft buildable area.

Est. units

Yield on cost

3.7%

Spread

-1.8%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
877 WESTMINSTER ST	NASSEH GHAFFARI NIKOU GALE GHAFFARI NIKOU	AUTOMOTIVE SERVICE STATION	$475,300	90 ft
850 TERRACE CT	BEACON OF HOPE SAINT PAUL	EXEMPT, CHURCH, PUBLIC WORSHIP, PRIV	$1,448,100	123 ft
889 WESTMINSTER ST	JACOB CASTRO FIGUEROA	SINGLE FAMILY DWELLING, PLATTED LOT	$242,000	183 ft
868 WESTMINSTER ST	JANICE L WOODARD	APARTMENTS 4-6 RENTAL UNITS	$527,900	185 ft
882 WESTMINSTER ST	KANNEDY LEE	SINGLE FAMILY DWELLING, PLATTED LOT	$235,100	212 ft
884 WESTMINSTER ST	TAMARA YORK-TALLMAN TR	SINGLE FAMILY DWELLING, PLATTED LOT	$250,300	235 ft
364 YORK AVE	YORKMINSTER LLC	TWO FAMILY DWELLING - SIDE/SIDE	$450,100	264 ft
893 WESTMINSTER ST	ALEXA PHILLIPS	TWO FAMILY DWELLING - SIDE/SIDE	$272,800	303 ft
379 CAYUGA ST	CBM INVESTMENTS LLC	APARTMENTS 7-19 RENTAL UNITS	$707,500	324 ft
376 YORK AVE	TIA L VUE	TWO FAMILY DWELLING - UP/DWN	$298,600	324 ft

Stub notice: The following fields could not be fetched from live sources and are shown as "—": taxHistory, taxAmount, yearBuilt. See README for details on which sources are live vs. stubbed.