528 MINNEHAHA AVE W

PID: 362923220206· 2 fields stubbed (see below)

Property Overview

Parcel ID362923220206

Lot Size46,174 sq ft (1.050 ac)

Lot Dimensions (est.)369 ft wide × 125 ft deep

Year Built1988

Property ClassAPARTMENTS 7-19 RENTAL UNITS

OwnerBEE VUE

Assessed Value$2,355,900

Land Value$360,000

Building Value$1,995,900

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 ↗

Potentially 4d-Eligible PropertyMedium

Property type suggests multifamily rental use — may qualify for the Saint Paul 4d program, which reduces property taxes to ~0.25% in exchange for affordability commitments. Requires 3+ units and a current rental license.

Saint Paul — 4d Affordable Housing Incentive ↗

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

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

RM2Medium-Density Multiple-Family Residential

Multi-family Residential 2 — medium-intensity apartment (5 stories max)

Typical Uses

·Mid-rise apartments
·Condominiums
·Assisted living
·Nursing homes

Max Height50 ft

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 width359 ft

Buildable depth85 ft

Area~27,500 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 5-over-1 podium (12–50 units) benchmarks for 27,500 sqft buildable area.

Est. units

201

Yield on cost

3.4%

Spread

-2.1%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
525 VAN BUREN AVE	DAVID R RODRIGUEZ ROSALINDA M TREJO	SINGLE FAMILY DWELLING, PLATTED LOT	$191,500	139 ft
519 VAN BUREN AVE	ST PAUL PUBLIC HOUSING AGENCY	RES/EXEMPT TWO FAM DWELLING - UP/DWN	$334,100	148 ft
531 VAN BUREN AVE	ENTRUSTED HOME HEALTHCARE LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$568,500	162 ft
513 VAN BUREN AVE	TSEHAY FIRESSA	SINGLE FAMILY DWELLING, PLATTED LOT	$206,100	171 ft
544 MINNEHAHA AVE W	SETH AMIHERE RITA GHARTEY	SINGLE FAMILY DWELLING, PLATTED LOT	$323,100	204 ft
511 VAN BUREN AVE	MEYLIN O RAMIREZ RIVERA	TWO FAMILY DWELLING - UP/DWN	$226,200	207 ft
543 VAN BUREN AVE	SAMANTHA JOHNSON	SINGLE FAMILY DWELLING, PLATTED LOT	$181,700	215 ft
713 MACKUBIN ST	BEE VUE	APARTMENTS 4-6 RENTAL UNITS	$1,006,600	218 ft
550 MINNEHAHA AVE W	SHOUA YANG JONATHAN P YANG	SINGLE FAMILY DWELLING, PLATTED LOT	$328,800	244 ft
547 VAN BUREN AVE	PETER PHAN NGUYEN THANH THI MINH NGUYEN	TWO FAMILY DWELLING - UP/DWN	$204,500	247 ft

Property History

Most Recent Sale

Date2005-08-16

Price$1,335,000

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.