104 WINNIPEG AVE

PID: 302922320158· 2 fields stubbed (see below)

Property Overview

Parcel ID302922320158

Lot Size4,792 sq ft (0.110 ac)

Lot Dimensions (est.)40 ft wide × 117 ft deep

Year Built1880

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerDEL CO LIMITED PARTNERSHIP

Assessed Value$193,000

Land Value$25,000

Building Value$168,000

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

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

North End Neighborhood Organization · Saint Paul

Median reported rent1,203/mo

Renter-occupied47.7%

Median home value$203K

Vacancy rate6.0%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 314

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 width30 ft

Buildable depth97 ft

Area~2,079 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 2,079 sqft buildable area.

Est. units

Yield on cost

3.4%

Spread

-2.1%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
96 WINNIPEG AVE	ERIC C LIEN	SINGLE FAMILY DWELLING, PLATTED LOT	$207,600	40 ft
94 WINNIPEG AVE	SOPHIA ELLMAKER	SINGLE FAMILY DWELLING, PLATTED LOT	$233,600	80 ft
110 WINNIPEG AVE	MIGUEL HERRERA SYDNEE GARTNER	SINGLE FAMILY DWELLING, PLATTED LOT	$248,900	80 ft
114 WINNIPEG AVE	MARIO BARRIOS AMARO	SINGLE FAMILY DWELLING, PLATTED LOT	$273,600	119 ft
103 ATWATER ST	SAMANTHA LAMUSGA	SINGLE FAMILY DWELLING, PLATTED LOT	$173,500	142 ft
105 ATWATER ST	ROBERT T LAMUSGA LINDA D LAMUSGA	SINGLE FAMILY DWELLING, PLATTED LOT	$218,700	147 ft
97 ATWATER ST	FREDRIC L SHAW	SINGLE FAMILY DWELLING, PLATTED LOT	$190,800	148 ft
109 ATWATER ST	GOOD DOMUS DUO LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$201,100	163 ft
93 ATWATER ST	QUALITY RESIDENCES LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$155,900	164 ft
118 WINNIPEG AVE	AREA 651 LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$225,200	179 ft

Property History

Most Recent Sale

Date2008-07-10

Price$169,900

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.