452 THOMAS AVE

PID: 362923240116· 2 fields stubbed (see below)

Property Overview

Parcel ID362923240116

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

OwnerJANE FARAGHER

Assessed Value$272,600

Land Value$25,000

Building Value$247,600

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

1 permit on record since 2024 · Most recent: Aug 2024 (building permit)

Building PermitAug 2024Finaled

—

Michelle Edwardson Premier Systems Roofing, Inc

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~2,062 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 2,062 sqft buildable area.

Est. units

Yield on cost

3.4%

Spread

-2.1%

Loading map…

Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
458 THOMAS AVE	ANDREW C GOKE	TWO FAMILY DWELLING - UP/DWN	$223,600	40 ft
448 THOMAS AVE	DEIDRE MALONE	TWO FAMILY DWELLING - UP/DWN	$218,300	40 ft
462 THOMAS AVE	AI HUYNH KAIZER LUONG	SINGLE FAMILY DWELLING, PLATTED LOT	$251,400	80 ft
595 ARUNDEL ST	EDWARD CAIN DAVIDSON FOLLY	SINGLE FAMILY DWELLING, PLATTED LOT	$229,300	100 ft
440 THOMAS AVE	JILLIAN MARTIN ERIC J MARTIN	OFFICE BUILDING 1-2 STORIES	$193,700	106 ft
589 ARUNDEL ST	DANIEL FURTUNA EMANUELA PEREDECEA	SINGLE FAMILY DWELLING, PLATTED LOT	$215,600	111 ft
464 THOMAS AVE	THE PHOENIX RESIDENCE INC	APARTMENTS 4-6 RENTAL UNITS	$412,600	119 ft
453 EDMUND AVE	GIA PHU TRINH	SINGLE FAMILY DWELLING, PLATTED LOT	$123,500	137 ft
461 EDMUND AVE	XAO LEE PA LEE THAO	SINGLE FAMILY DWELLING, PLATTED LOT	$273,300	143 ft
451 EDMUND AVE	DANIELLE NOVACK AUDREY KLUDTKE	SINGLE FAMILY DWELLING, PLATTED LOT	$230,900	143 ft

Property History

Most Recent Sale

Date2016-01-15

Price$146,000

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.