453 SHERBURNE AVE

PID: 362923240200· 2 fields stubbed (see below)

Property Overview

Parcel ID362923240200

Lot Size4,792 sq ft (0.110 ac)

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

Year Built1892

Property ClassTWO FAMILY DWELLING - UP/DWN

OwnerDRB#24 LLC

Assessed Value$228,000

Land Value$25,000

Building Value$203,000

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 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%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
449 SHERBURNE AVE	MARTHA MINH HATCH	SINGLE FAMILY DWELLING, PLATTED LOT	$234,600	40 ft
457 SHERBURNE AVE	DRB #24 LLC	TWO FAMILY DWELLING - UP/DWN	$225,400	40 ft
461 SHERBURNE AVE	DRB#24 LLC	SINGLE FAMILY DWELLING, PLATTED LOT	$216,800	79 ft
441 SHERBURNE AVE	TIMBER PROPERTIES LLC	APARTMENTS 4-6 RENTAL UNITS	$428,400	103 ft
525 ARUNDEL ST	DANMARK PROPERTIES LLC	TWO FAMILY DWELLING - UP/DWN	$207,100	104 ft
465 SHERBURNE AVE	TUAN NGUYEN	SINGLE FAMILY DWELLING, PLATTED LOT	$252,800	119 ft
452 CHARLES AVE	LA XIONG SHOUA VANG XIONG	SINGLE FAMILY DWELLING, PLATTED LOT	$281,300	137 ft
456 CHARLES AVE	VU PROPERTIES LLC	TWO FAMILY DWELLING - SIDE/SIDE	$310,300	143 ft
446 CHARLES AVE	PAO THAO	TWO FAMILY DWELLING - UP/DWN	$248,300	146 ft
529 ARUNDEL ST	ROGER J BIELKE	SINGLE FAMILY DWELLING, PLATTED LOT	$189,900	155 ft

Property History

Most Recent Sale

Date2008-06-19

Price$55,000

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.