428 CHARLES AVE

PID: 362923240063· 2 fields stubbed (see below)

Property Overview

Parcel ID362923240063

Lot Size6,970 sq ft (0.170 ac)

Lot Dimensions (est.)57 ft wide × 116 ft deep

Year Built1885

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerROBERTA K BROWN SCOTT J BROWN

Assessed Value$226,400

Land Value$25,000

Building Value$201,400

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

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

H2Residential

Residential — medium-density multi-unit housing (up to 5 units)

Typical Uses

·Apartment buildings (up to 5 units)
·Duplexes
·Townhomes

Max Height39 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 width47 ft

Buildable depth96 ft

Area~4,158 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 3-story wood frame (5–12 units) benchmarks for 4,158 sqft buildable area.

Est. units

Yield on cost

3.8%

Spread

-1.7%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
430 CHARLES AVE	SANG KIM PHAM XUAN KIM PHAM	SINGLE FAMILY DWELLING, PLATTED LOT	$222,600	40 ft
422 CHARLES AVE	THUONG CAO LAN NGUYEN	SINGLE FAMILY DWELLING, PLATTED LOT	$313,200	50 ft
434 CHARLES AVE	HEATHER HANSON	SINGLE FAMILY DWELLING, PLATTED LOT	$204,400	69 ft
418 CHARLES AVE	TWANA L WILLIAMS	SINGLE FAMILY DWELLING, PLATTED LOT	$221,200	90 ft
438 CHARLES AVE	RYAN K ANDERSON KATHERINE ESSLER	SINGLE FAMILY DWELLING, PLATTED LOT	$199,200	109 ft
416 CHARLES AVE	ANDY GOKE	TWO FAMILY DWELLING - UP/DWN	$213,300	129 ft
425 SHERBURNE AVE	DRB#24 LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$217,300	138 ft
429 SHERBURNE AVE	ETHAN TEGELS	TWO FAMILY DWELLING - UP/DWN	$241,300	141 ft
423 SHERBURNE AVE	TSEEB LEEJ LEE MAI CHA LOR	SINGLE FAMILY DWELLING, PLATTED LOT	$182,700	146 ft
433 SHERBURNE AVE	HAO TRAN VAN T TRAN	SINGLE FAMILY DWELLING, PLATTED LOT	$290,100	154 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.