416 AURORA AVE

PID: 362923310051· 2 fields stubbed (see below)

Property Overview

Parcel ID362923310051

Lot Size10,890 sq ft (0.300 ac)

Lot Dimensions (est.)28 ft wide × 62 ft deep

Year Built1978

Property ClassSINGLE FAMILY DWELLING, PLATTED LOT

OwnerPHENG HANG

Assessed Value$248,900

Land Value$24,300

Building Value$224,600

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

No permits found in Saint Paul open data for this parcel.

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

RM1Low-Density Multiple-Family Residential

Multi-family Residential 1 — low-intensity apartment (3 stories max)

Typical Uses

·Apartment buildings
·Condominiums
·Townhomes

Max Height40 ft

Min Setbacks

Front

25 ft

Side

9 ft

Rear

25 ft

Development Potential

Setbacks

Front20 ft

Side (each)5 ft

Rear20 ft

Estimated Buildable Footprint

Buildable width18 ft

Buildable depth22 ft

Area~4,284 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 4,284 sqft buildable area.

Est. units

Yield on cost

3.9%

Spread

-1.6%

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Nearby Parcels

Address	Owner	Class	Assessed Value	Distance
420 AURORA AVE	ARTHUR R BLAKEY	SINGLE FAMILY DWELLING, PLATTED LOT	$409,100	82 ft
414 AURORA AVE	ANTHONY X PHAM VAN H PHAM	SINGLE FAMILY DWELLING, PLATTED LOT	$342,500	89 ft
424 AURORA AVE	LORENE HALL DAVID HALL III	SINGLE FAMILY DWELLING, PLATTED LOT	$280,600	143 ft
413 CENTRAL AVE W	KUFTU U KOJI AMAN K GELETO	SINGLE FAMILY DWELLING, PLATTED LOT	$367,900	168 ft
412 AURORA AVE	CARL WALKER TR	SINGLE FAMILY DWELLING, PLATTED LOT	$383,200	172 ft
419 CENTRAL AVE W	BERTRAND L WILSON	SINGLE FAMILY DWELLING, PLATTED LOT	$423,900	181 ft
0 AURORA AVE	HOUSING AND REDEV AUTHORITY	RESID/EXEMPT VACANT LAND	$23,500	192 ft
428 AURORA AVE	MICHELLE ANTIONETTE MCLEMORE JONES PASHEN F MARTIN	SINGLE FAMILY DWELLING, PLATTED LOT	$383,400	202 ft
470 AURORA AVE	CHARLES E CRUTCHFIELD	SINGLE FAMILY DWELLING, PLATTED LOT	$484,700	206 ft
408 AURORA AVE	BIRCH HANSEN	SINGLE FAMILY DWELLING, PLATTED LOT	$361,200	233 ft

Property History

Most Recent Sale

Date2002-11-05

Price$160,000

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.