523 CHARLES AVE

PID: 362923230059· 2 fields stubbed (see below)

Property Overview

Parcel ID362923230059

Lot Size4,792 sq ft (0.110 ac)

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

Year Built1900

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerPAUL JOHNSON ELIZABETH JOHNSON

Assessed Value$191,500

Land Value$25,000

Building Value$166,500

Annual Tax—(stub)

Environmental Constraints

FloodplainNo

WetlandsNone detected

Historic DistrictUnknown

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

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~2,041 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 2,041 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
527 CHARLES AVE	NINA LEE	SINGLE FAMILY DWELLING, PLATTED LOT	$253,200	60 ft
517 CHARLES AVE	FAITH EVANG LUTH CH	EXEMPT, VACANT LAND	$151,100	119 ft
537 CHARLES AVE	JOHN R TOLO	SINGLE FAMILY DWELLING, PLATTED LOT	$250,200	119 ft
520 EDMUND AVE	CUC T TRINH	SINGLE FAMILY DWELLING, PLATTED LOT	$174,400	138 ft
524 EDMUND AVE	LAN NGUYEN	SINGLE FAMILY DWELLING, PLATTED LOT	$270,000	144 ft
516 EDMUND AVE	EDMUND PROPERTIES LLC	APARTMENTS 4-6 RENTAL UNITS	$467,100	144 ft
528 EDMUND AVE	MD MAFIZ UDDIN MIRJA S BERGUM	SINGLE FAMILY DWELLING, PLATTED LOT	$251,600	159 ft
0 CHARLES AVE	JOHN TOLO	RESIDENTIAL, VACANT LAND, LOT	$25,000	159 ft
512 EDMUND AVE	MUKTAR MOHAMMED FATMA WAHAB	SINGLE FAMILY DWELLING, PLATTED LOT	$308,000	160 ft
532 EDMUND AVE	JULISSA SMITH	SINGLE FAMILY DWELLING, PLATTED LOT	$268,800	182 ft

Property History

Most Recent Sale

Date2009-05-19

Price$30,000

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.