735 OLIVE ST

PID: 312922110065· 2 fields stubbed (see below)

Property Overview

Parcel ID312922110065

Lot Size138,956 sq ft (3.260 ac)

Lot Dimensions (est.)500 ft wide × 278 ft deep

Year Built1999

Property ClassMANUFACTURING AND ASSEMBLY LIGHT

OwnerWILLOW PROPERTIES #38 LLC

Assessed Value$5,026,800

Land Value$834,300

Building Value$4,192,500

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

1 permit on record since 2016 · Most recent: May 2016 (fire engineering)

Fire EngineeringMay 2016Finaled

—

JOHNSON CONTROLS FIRE PROTECTION LP

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 rent1,099/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

I2General Industrial

General Industrial — medium-intensity manufacturing and processing

Typical Uses

·Manufacturing
·Wholesale trade
·Freight terminals
·Salvage yards
·Breweries

Max Height75 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 width500 ft

Buildable depth263 ft

Area~119,365 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 mid-rise concrete (50+ units) benchmarks for 119,365 sqft buildable area.

Est. units

1193

Yield on cost

2.6%

Spread

-2.9%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
0 MISSISSIPPI ST	CLEAR CHANNEL OUTDOOR INC	INDUSTRIAL, VACANT LAND	$255,000	265 ft
685 OLIVE ST	G AND K SERVICES INC	MANUFACTURING AND ASSEMBLY LIGHT	$5,794,900	359 ft
295 PHALEN BLVD	GROUP HEALTH PLAN INC	MEDICAL OFFICE	$51,831,100	500 ft
720 OLIVE ST	NORTH CENTRAL STATES REGIONAL	FLEX INDUSTRIAL CENTER	$12,368,000	533 ft
0 OLIVE ST	NORTH CENTRAL STATES REGIONAL	EXEMPT, VACANT LAND	$1,176,800	687 ft
0 UNASSIGNED	BNSF RAILWAY CO	RAILROAD REAL PROP USED IN OPERATION	$111,100	729 ft

Property History

Most Recent Sale

Date2025-12-17

Price$4,800,000

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.