451 THOMAS AVE

PID: 362923210200· 2 fields stubbed (see below)

Property Overview

Parcel ID362923210200

Lot Size6,534 sq ft (0.150 ac)

Lot Dimensions (est.)55 ft wide × 119 ft deep

Year Built1977

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerDONALD CHURCHER

Assessed Value$295,400

Land Value$25,000

Building Value$270,400

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

3 permits on record since 2021 · $4K total declared value · Most recent: Nov 2021 (mechanical)

MechanicalNov 2021Inspected

$300

BRIAN NERISON KB SERVICE CO INC

Warm Air, Ventilation & General SheetNov 2021Finaled

$3K

BRIAN NERISON KB SERVICE CO INC

PlumbingSep 2021Finaled

$1K

GERALD A. OLSON PALADIN PLUMBING 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 width45 ft

Buildable depth99 ft

Area~3,527 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 3,527 sqft buildable area.

Est. units

Yield on cost

3.5%

Spread

-2.0%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
455 THOMAS AVE	ST PAUL PUBLIC HOUSING AGENCY	RES/EXEMPT SINGLE FAMILY DWELLING	$219,400	52 ft
607 ARUNDEL ST	KA HER	SINGLE FAMILY DWELLING, PLATTED LOT	$270,100	55 ft
461 THOMAS AVE	ANTHONY PHAM VAN H PHAM	SINGLE FAMILY DWELLING, PLATTED LOT	$194,600	105 ft
452 LAFOND AVE	SHAMSO HANSHI ALI	SINGLE FAMILY DWELLING, PLATTED LOT	$282,900	142 ft
444 LAFOND AVE	NHIATOU XIONG BAO VANG XIONG	SINGLE FAMILY DWELLING, PLATTED LOT	$270,800	150 ft
440 THOMAS AVE	JILLIAN MARTIN ERIC J MARTIN	OFFICE BUILDING 1-2 STORIES	$193,700	157 ft
463 THOMAS AVE	JAVIER CORTES	TWO FAMILY DWELLING - UP/DWN	$215,700	163 ft
458 LAFOND AVE	YIA S VANG REVOCABLE TRUST	SINGLE FAMILY DWELLING, PLATTED LOT	$274,900	164 ft
439 THOMAS AVE	NGAE LAY	SINGLE FAMILY DWELLING, PLATTED LOT	$240,200	167 ft
448 THOMAS AVE	DEIDRE MALONE	TWO FAMILY DWELLING - UP/DWN	$218,300	190 ft

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.