415 CLARENCE ST

PID: 342922320008· 2 fields stubbed (see below)

Property Overview

Parcel ID342922320008

Lot Size7,841 sq ft (0.180 ac)

Lot Dimensions (est.)72 ft wide × 73 ft deep

Year Built1900

Property ClassRES/EXEMPT SINGLE FAMILY DWELLING

OwnerHOUSING AND REDEVELOPMENT AUTHORITY

Assessed Value$181,500

Land Value$33,800

Building Value$147,700

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

Dayton's Bluff Community Council · Saint Paul

Median reported rent1,290/mo

Renter-occupied46.3%

Median home value$204K

Vacancy rate5.1%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 346.01

Zoning

RM3High-Rise Multiple-Family Residential

Multi-family Residential 3 — high-density apartment, no height limit

Typical Uses

·High-rise apartments
·Mixed-use residential
·Senior housing

Min Setbacks

Front

25 ft

Side

9 ft

Rear

25 ft

Development Potential

Setbacks

Front20 ft

Side (each)5 ft

Rear20 ft

Estimated Buildable Footprint

Buildable width62 ft

Buildable depth33 ft

Area~2,184 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 2,184 sqft buildable area.

Est. units

Yield on cost

3.2%

Spread

-2.3%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
417 CLARENCE ST	DEREJE GEMEDA	RESIDENTIAL, VACANT LAND, LOT	$29,500	64 ft
1332 WILSON AVE	DANIELLE A LEE	SINGLE FAMILY DWELLING, PLATTED LOT	$279,900	85 ft
1328 WILSON AVE	PA CHAO VANG MAI YA XIONG	SINGLE FAMILY DWELLING, PLATTED LOT	$281,000	133 ft
1324 WILSON AVE	THAI YANG MAI GER MOUA	SINGLE FAMILY DWELLING, PLATTED LOT	$278,700	177 ft
1320 WILSON AVE	MOHAMED DAHIR HADI SHUKRI MOHAMED KARIYE	SINGLE FAMILY DWELLING, PLATTED LOT	$281,800	227 ft
425 ETNA ST	METRO 94 JSDDWB, LLC	FLEX INDUSTRIAL CENTER	$8,753,200	336 ft
424 ENGLISH ST	SK RENTAL PROPERTIES LLC	APARTMENTS 20-49 RENTAL UNITS	$1,635,200	405 ft
1300 WILSON AVE	ST PAUL PUBLIC HOUSING AGENCY	EXEMPT PROP. OWNED BY MUNICIPALS	$14,338,400	450 ft
434 ENGLISH ST	MPLP EAST SIDE LLC	APARTMENTS 7-19 RENTAL UNITS	$1,610,500	493 ft
1289 WILSON AVE	NENG XIONG JENNI XIONG	TWO FAMILY DWELLING - SIDE/SIDE	$303,400	547 ft

Property History

Most Recent Sale

Date2025-09-10

Price$68,500

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.