472 MINNEHAHA AVE E

PID: 322922210084· 3 fields stubbed (see below)

Property Overview

Parcel ID322922210084

Lot Size5,227 sq ft (0.130 ac)

Lot Dimensions (est.)45 ft wide × 114 ft deep

Year Built—(stub)

Property ClassRESIDENTIAL, VACANT LAND, LOT

OwnerDEBORA R GARCIA CORTEZ

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

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 width35 ft

Buildable depth94 ft

Area~2,552 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 2,552 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
470 MINNEHAHA AVE E	DEBORA R GARCIA CORTEZ	SINGLE FAMILY DWELLING, PLATTED LOT	$199,000	54 ft
716 DESOTO ST	CLAUDE ESEWA ASUNGE NDONDE KWENGA	SINGLE FAMILY DWELLING, PLATTED LOT	$345,000	83 ft
715 BURR ST	TESHOME TUMSA GADISE WAKIJRA	TWIN HOME	$241,100	89 ft
710 DESOTO ST	CHAD M ERICKSON	TWO FAMILY DWELLING - UP/DWN	$193,700	93 ft
476 MINNEHAHA AVE E	AMIN MOHAMED ALI	SINGLE FAMILY DWELLING, PLATTED LOT	$275,800	94 ft
704 DESOTO ST	URSULA WHITE	SINGLE FAMILY DWELLING, PLATTED LOT	$290,300	102 ft
713 BURR ST	TIBLETS KIDANE	TWIN HOME	$257,700	104 ft
468 MINNEHAHA AVE E	NADJA L GALE	TWO FAMILY DWELLING - UP/DWN	$182,400	105 ft
700 DESOTO ST	WILLIAM J DAUGHERTY MARYELLEN DAUGHERTY	SINGLE FAMILY DWELLING, PLATTED LOT	$207,100	137 ft
701 BURR ST	UNITED HMONG INVESTMENT LLC	TWO RESIDENCES ON ONE PARCEL	$478,800	145 ft

Property History

Most Recent Sale

Date2012-05-04

Price$5,000

Type—

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.