397 THOMAS AVE

PID: 362923210148· 2 fields stubbed (see below)

Property Overview

Parcel ID362923210148

Lot Size4,792 sq ft (0.110 ac)

Lot Dimensions (est.)40 ft wide × 120 ft deep

Year Built1885

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerRIAZUL ISLAM

Assessed Value$249,100

Land Value$25,000

Building Value$224,100

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

2 permits on record since 2024 · $8K total declared value · Most recent: Apr 2024 (mechanical)

MechanicalApr 2024Active/Issued

$7K

APOLLO HEATING AND VENTILATING

ElectricalApr 2024Finaled

$500

Jason Kuhlman Kuhl Electric llc

Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.

Neighborhood Profile

Frogtown Neighborhood Association · Saint Paul

Median reported rent1,185/mo

Renter-occupied47.6%

Median home value$154K

Vacancy rate14.0%

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

Source: 2022 ACS 5-Year Estimates · Census Tract 326

Zoning

H1Residential

Residential — small-scale multi-unit housing (up to 4 units)

Typical Uses

·Single-family homes
·Duplexes
·Triplexes
·4-unit buildings

Max Height35 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 depth100 ft

Area~2,046 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 2,046 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
395 THOMAS AVE	MORRIS PROPERTIES LEGACY LLC	TWO FAMILY DWELLING - UP/DWN	$232,000	40 ft
399 THOMAS AVE	JOHN C NEUMANN	TWO FAMILY DWELLING - UP/DWN	$264,600	40 ft
407 THOMAS AVE	CLEM WRIGHT LISA WRIGHT	SINGLE FAMILY DWELLING, PLATTED LOT	$259,300	80 ft
391 THOMAS AVE	THOMAS DALE DIST 7 PLANNING COUNCIL INC	RESID/EXEMPT VACANT LAND	$25,000	80 ft
411 THOMAS AVE	ABBY HUNT SHANNON LESSER	SINGLE FAMILY DWELLING, PLATTED LOT	$224,600	119 ft
396 LAFOND AVE	JAMES H WINTERBAUER	SINGLE FAMILY DWELLING, PLATTED LOT	$199,500	138 ft
601 WESTERN AVE N	AMEENA MOHAMUD SAMATAR	COMMERCIAL VACANT LAND	$58,200	139 ft
402 LAFOND AVE	JOHN L BICKEL MARIE G BICKEL	SINGLE FAMILY DWELLING, PLATTED LOT	$174,800	144 ft
394 LAFOND AVE	TRANG NGUYEN MAO THI NGUYEN	SINGLE FAMILY DWELLING, PLATTED LOT	$243,100	144 ft
415 THOMAS AVE	HIEU VAN	SINGLE FAMILY DWELLING, PLATTED LOT	$181,500	159 ft

Property History

Most Recent Sale

Date2020-12-09

Price$176,000

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.