446 UNIVERSITY AVE W

PID: 362923310028· 2 fields stubbed (see below)

Property Overview

Parcel ID362923310028

Lot Size4,792 sq ft (0.110 ac)

Lot Dimensions (est.)55 ft wide × 87 ft deep

Year Built1965

Property ClassMIXED RESID/COMMERCIAL

OwnerBV BUILDING LLC

Assessed Value$754,900

Land Value$119,600

Building Value$635,300

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

3 permits on record since 2023 · $55K total declared value · Most recent: Dec 2024 (building permit)

Building PermitDec 2024Finaled

$500

KODJO ALAGBO

Building PermitJun 2024Finaled

$18K

KATY WARNER WARNER RESTORATION

Building PermitJun 2023Active/Issued

$37K

ELYSIAN CONSTRUCTION INC

Source: Saint Paul open data. Declared construction values are applicant-reported and may not reflect actual project cost.

Neighborhood Profile

Summit-University Planning Council · Saint Paul

Median reported rent820/mo

Renter-occupied80.4%

Median home value$293K

Vacancy rate3.1%

ACS rents reflect current tenant leases and may differ from new market rents.

Source: 2022 ACS 5-Year Estimates · Census Tract 336

Zoning

T2Traditional Neighborhood

Traditional Neighborhood 2 — moderate mixed-use corridor

Typical Uses

·Retail
·Restaurants
·Residential above ground floor
·Small office

Max Height45 ft

Min Setbacks

Front

0–10 ft

Property History

Most Recent Sale

Date2011-05-02

Price$750,000

Type—

Development Feasibility

No buildable area could be estimated under current zoning setbacks. The lot may be too small or the setbacks consume the entire parcel.

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
440 UNIVERSITY AVE W	BV RESTAURANT INC	SMALL (UNDER 10,000 SF) DET. RETAIL	$318,500	47 ft
448 UNIVERSITY AVE W	BV BUILDING LLC	SMALL (UNDER 10,000 SF) DET. RETAIL	$499,600	98 ft
449 AURORA AVE	HODAN ABDINUR MAHAMUD	SINGLE FAMILY DWELLING, PLATTED LOT	$331,800	121 ft
459 AURORA AVE	CHRISTINA DUONG DANNY VO	SINGLE FAMILY DWELLING, PLATTED LOT	$271,400	151 ft
438 UNIVERSITY AVE W	YON HO	MIXED RESID/COMMERCIAL	$525,900	153 ft
0 AURORA AVE	YON HO	COMMERCIAL VACANT LAND	$122,400	195 ft
467 AURORA AVE	THOMAS J BROWN SR	SINGLE FAMILY DWELLING, PLATTED LOT	$249,900	210 ft
432 UNIVERSITY AVE W	HUE NGOC TRAN	MIXED RESID/COMMERCIAL	$519,400	213 ft
455 UNIVERSITY AVE W	THANH VAN PHAM HIEU T NGUYEN	MIXED RESID/COMMERCIAL	$1,203,600	223 ft
468 UNIVERSITY AVE W	KLN INVESTMENT LLC	AUTOMOTIVE SERVICE STATION	$695,100	229 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.