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Dutchtown-based developer Lutheran Development Group is always up for a challenge. At the tail end of 2021, LDG and their co-developer Rise Community Development announced that they had secured funds for the Marquette Homes project, adding 60 affordable apartments across 14 severely deteriorated buildings and vacant lots in Dutchtown and Gravois Park. Prior to that, this partnership resuscitated 15 buildings in the neighborhood with their Chippewa Park project. Now they’ve announced the acquisition and planned rehab of a long-troubled property at 3025 Chippewa Street.

Floor plans for 3025 Chippewa Street.
Click to see floor plans.

Sitting on the Dutchtown-Gravois Park border at Chippewa and Minnesota, the two-story building is catty-corner from Lutheran Development Group’s headquarters. The building is over 7,700 square feet, anchored at the corner by a commercial space. Global Mart, a known haven for drug sales, gun violence, and other nuisance activity, formerly occupied the storefront. LDG worked with neighbors to get Global Mart shut down in 2021 and restored some peace to the corner of Chippewa and Minnesota.

LDG plans to rehab 3025 Chippewa from the ground up, providing eight affordable apartments for residents at or below 60% of the area median income. They will also be seeking a suitable tenant for the 650 square foot commercial space at the corner.

3025 Chippewa Street on the Dutchtown/Gravois Park border.

Funding the Rehab of 3025 Chippewa

The estimated cost of the acquisition and complete renovation will be $700,000. In addition to individual donations and traditional financing, a significant portion of the project’s funding will come from benevolent Missouri state tax credits provided by the Affordable Housing Assistance Program (AHAP). Businesses can acquire these tax credits by making a project-specific donation to Lutheran Development Group. The credits then offset the businesses’ tax liability at a higher rate than a traditional charitable contribution deduction.

An Example of the Potential Tax Impact on Your Donation

(Please consult your tax professional—this example is for demonstration purposes only.)

A business with a net income of $100,000 would result in a tax liability of $6,250 (assuming a standard Missouri business tax rate of 6.25%). When that business makes a $10,000 charitable contribution and deducts the value from their taxable income, their tax burden would be reduced to $5,250 ($90,000 x 6.25%).

However, by utilizing AHAP tax credits, businesses receive a dollar-for-dollar reduction of their taxes due as opposed to a decrease in taxable income. Through AHAP, businesses receive tax credits equaling 55% of their donation. Therefore, the same donation of $10,000 nets $5,500 in tax credits. Assuming the same income and tax rate as illustrated above, the tax due is again $6,250. However, using the tax credits rather than a deduction, the business can offset their tax burden by $5,500—leaving their tax bill at just $750. The tax credits available through AHAP provide a great mechanism for maximizing your business’s philanthropic budget while supporting the positive transformation of our community.

For information about AHAP benevolent tax credits and qualifying donations, contact Vicki Schrader at or (314) 922-9573.

3025 Chippewa Street on the Dutchtown-Gravois Park border.

More About Lutheran Development Group

Founded in 2015, Lutheran Development Group has invested more than $35 million in real estate development in south St. Louis City. Serving more than 200 households, LDG’s work includes the creation of over 200 affordable apartments, five single-family homes, the removal of blight from more than 140 vacant lots, and the development of education, arts, and community spaces.

With more than $30 million planned in future projects, LDG is not slowing down and is wholly dedicated to its mission of supporting individuals so they can live lives of purpose, in place, for community. We recently highlighted the exciting Marquette Homes affordable development project coming to Dutchtown and Gravois Park.

Support Lutheran Development Group

As mentioned above, businesses can take advantage of benevolent tax credits offered through the Affordable Housing Assistance Program. Contact Vicki Schrader to discuss your business’s donation.

Individual donations are of course always welcomed as well. Through a challenge grant from the Brown Sisters Foundation, new or increased donations to LDG may qualify for an additional match. Make your donation here.

Dutchtown Main Streets‘ Design Committee and the Dutchtown Community Improvement District want to help you spruce up your storefront! Businesses within the CID footprint can apply for grants of up to $500 $1,000 for physical improvements to their street-facing façades. Our businesses’ front doors are the gateways to Dutchtown for many visitors, and an attractive entrance attracts economic activity and shows off the character of our neighborhood.

Grants will be approved on a first-come, first-served basis. The grants are funded by the Dutchtown CID.

The Application Process

Submit the required documents to apply for the grant. You can download a fillable PDF version of the application here or apply using the online form below. Along with the completed application, some documentation is required, including current photos of the façade conditions, descriptions and itemized costs of the planned improvements, and a letter of permission from the property owner if the applicant leases the space.

Dutchtown Main Streets’ Board of Directors review applications. The board will seek to determine that the application complies with the grant terms. Properties to be improved must be located in the Dutchtown CID footprint and the planned improvements must meet design recommendations.

Applicants complete improvements. Once the applicant has received provisional approval from the Board, work must begin within 90 days and be completed within six months. Improvements that are underway prior to the approval of the application do not qualify for reimbursement. If the work cannot be completed within the required timeframe, the applicant will need to request an extension and provide information on the cause of the delay.

Submit for final approval and get reimbursed. Once the work is complete, the applicant will submit post-project documentation including photos of the completed project and a breakdown of project spending. The board will review the submissions to ensure the project followed guidelines, and as long as the work meets requirements, a check for the requested grant (up to $1,000) will be issued.


Welcome to the first issue of the Dutchtown Dividend, a quarterly newsletter for the Dutchtown business community! We’re here to keep you posted on what’s going on at Dutchtown Main Streets and to let you know about resources and opportunities available to local businesses. If you’d like to get these updates in your inbox, email us at


Want to get involved with Dutchtown and neighborhood organizing? We have an opportunity for you! 

Dutchtown Main Streets seeks a liaison to work with the boards of our organization and the St. Louis Association of Community Organizations (SLACO). SLACO is a 501(c)(3) with a 40-year history of strengthening our neighborhoods in St. Louis, currently representing a coalition of 33 neighborhood organizations across the city.

Through SLACO, you’ll have a chance to find out how other St. Louis neighborhoods find success in tackling issues such as vacancy, safety, and beautification. You’ll also be able to share what’s working in Dutchtown and receive feedback to bring back to our community. As a “City of Neighborhoods,” your collaboration with other communities and organizations across the city can potentially impact not only Dutchtown but St. Louis as a whole.

Dutchtown and SLACO have been great partners in recent years. Together we organized the Keep It Clean neighborhood cleanup around Marquette Park in the fall of 2021. SLACO has worked with Dutchtown organizations to implement our growing block organizing efforts. And more broadly, SLACO has provided consulting and advocacy services for Dutchtown as well.

As a member, Dutchtown Main Streets can designate one representative and one alternate to the SLACO Board of Directors. We are seeking applicants from the community who are interested in being Dutchtown’s SLACO representative. The only requirement is that you be 18 years or older and reside in the greater Dutchtown area.

Representatives are asked to attend SLACO’s board meetings and report back to Dutchtown organizations—Dutchtown Main Streets, Dutchtown South Community Corporation, and others—on SLACO initiatives and possible partnerships with Dutchtown.

Applicants can send an email of interest to (or via our contact form) providing their name, address, and a brief suggestion for how the applicant would represent Dutchtown at SLACO in order to facilitate bringing back positive change to their neighbors. This is an unpaid volunteer position.

There’s great news in Dutchtown as 2021 comes to an end: Lutheran Development Group has received funding for Marquette Homes, a transformative project that will bring 60 new and rehabbed affordable housing units to the neighborhood!

What Is Marquette Homes?

The Marquette Homes project includes 14 buildings and lots that will comprise over 54,000 square feet of residential space, as well as one small commercial unit, throughout the northern portion of Dutchtown and into Gravois Park. Lutheran Development Group will execute the project in partnership with Rise Community Development. Following environmental and historic reviews, construction should kick off in the next 10 to 18 months and be complete approximately a year after the start date.

Marquette Homes will bring 60 affordable residential apartments to the Greater Dutchtown neighborhood—32 rehabbed units and 28 new construction units. Of those units, ten will be one-bedroom apartments, 14 will be two-bedroom units, and 36 will feature three bedrooms. The three-bedroom units are an especially important addition to the neighborhood’s housing stock, as many available units are smaller and only feature one or two bedrooms. Monthly rents will range from $390 to $885. To qualify for rental, most applicants must earn at or below 60% of the area median gross income (AMGI). Some units require an income of 30% AMGI.

Marquette Homes Properties

Lutheran Development Group is well known for taking on particularly challenging projects, and Marquette Homes is no exception. “We always try to do the most good with the resources we are given,” says Chris Shearman, Executive Director of Lutheran Development Group. The Marquette Homes project will tackle long-vacant lots and old buildings in need of serious major repairs. Below are the 14 properties included in the Marquette Homes project.

3845 Pennsylvania Avenue

This overgrown vacant lot between Chippewa and Keokuk will return to life with new residential construction on the empty parcel owned by the city’s Land Reutilization Authority (LRA).

4006 Pennsylvania Avenue

A modest four-family apartment building in need of significant repairs will inject some new life just a block away from Marquette Park. 

4006 Pennsylvania Avenue, part of Lutheran Development Group's Marquette Homes project in Dutchtown, St. Louis, MO.
4006 Pennsylvania.

3208 Chippewa Street

Further west on Chippewa, this double lot on a hill features a diminutive old home that has slowly been returning to nature for the last two decades under the ownership of the LRA.

3012 Chippewa Street

This vacant lot, empty for ten years, will fill in the space between multi-family housing and a mixed-use property that is currently undergoing a massive rehabilitation. The project is just half a block away from Lutheran Development Group’s headquarters at Chippewa and Minnesota.

3208 Chippewa Street, part of Lutheran Development Group's Marquette Homes project in Dutchtown, St. Louis, MO.
3208 Chippewa.
3922 Louisiana Avenue, part of Lutheran Development Group's Marquette Homes project in Dutchtown, St. Louis, MO.
3922 Louisiana.
3931 Minnesota Avenue, part of Lutheran Development Group's Marquette Homes project in Dutchtown, St. Louis, MO.
3931 Minnesota.

3922 Louisiana Avenue

This sturdy four-family flat at Louisiana and Alberta will see new rehab and a return to quality affordable housing in Dutchtown.

3931 Minnesota Avenue

Featuring white glazed “bakery” brick across the front, this lovely four-family flat will come back to life on brick-paved Minnesota, just half a block north of the Marquette Recreation Center and Thomas Dunn Learning Center.

3656 South Compton Avenue

This long-vacant lot at Compton and Winnebago will bring new housing units to this corner just a block from the Gravois Park’s namesake neighborhood green space.

3721, 3729, and 3733 Tennessee Avenue

These three unsold lots are located in the incomplete Keystone Place housing development. The subdivision, mostly built in the early 2000s, will finally see new construction rise to fill in several of the gaps. The lots were all assigned to the LRA after the developer went bust around the time of the housing crash.

3734 South Compton Avenue

Near the Dutchtown–Gravois Park border, this handsome four-family flat will see the boards come off its windows and doors soon.

3544 and 3548 Minnesota Avenue

A pair of vacant and boarded apartment buildings between Miami and Potomac, these four-family buildings have been spared from the wrecking ball and will return to life in Gravois Park.

3734 South Compton Avenue, part of Lutheran Development Group's Marquette Homes project in Gravois Park, St. Louis, MO.
3734 South Compton.
3544 and 3548 Minnesota Avenue, part of Lutheran Development Group's Marquette Homes project in Gravois Park, St. Louis, MO.
3544 and 3548 Minnesota.
3305 Meramec Street, part of Lutheran Development Group's Marquette Homes project in Downtown Dutchtown, St. Louis, MO.
3305 Meramec.

3305 Meramec Street

Perhaps the crown jewel of the Marquette Homes project, this three-story building in the heart of Downtown Dutchtown will see a massive rehab project undertaken. Vacant for nearly 15 years, the building will feature a vital commercial space at street level and apartments above.

How Is the Project Funded?

The primary funding source for the Marquette Homes project is the sale of federal and state Low Income Housing Tax Credits (LIHTC). In addition, the project will receive Historic Tax Credits, funding from the City of St. Louis, and a loan that will be paid through future rents. The total cost of the project is over $16.5 million, an amazing and much-needed injection of capital into the disinvested Greater Dutchtown neighborhood.

Lutheran Development Group has been pursuing the tax credits for over five years, facing an uphill battle securing the credits through a highly competitive process with the Missouri Housing Development Commission (MHDC). Between 2018 and 2020, the State of Missouri in fact stopped matching federal LIHTC awards, placing an even greater strain on the availability of these tax credits that are so vital to the development of affordable housing in Missouri. The partial LIHTC match returned in late 2020. “The need for affordable housing is so great, yet the resources are limited,” says Shearman. Competing with other developers for a piece of the LIHTC pie is no easy task.

Continued refinement of the project finally resulted in a successful award of LIHTC in December of 2021. The project has support across the board from St. Louis officials including 25th Ward Alderman Shane Cohn, 20th Ward Alderwoman Cara Spencer, Mayor Tishaura Jones, 78th District State Representative Rasheen Aldridge, 5th District State Senator Steve Roberts, St. Louis Public Schools Superintendent Dr. Kelvin Adams, and St. Louis Housing Authority Executive Director Alana C. Green.

Lutheran Development Group

Lutheran Development Group’s mission can be distilled into one phrase: “Love thy neighbor.” Though a faith-based organization, Lutheran Development Group’s work reaches beyond theological boundaries to promote safe housing and access to opportunities.

Lutheran Development Group was established in 2015 with the aim of raising up the communities around their churches. The Lutheran Church, with its German forebearers, has extensive roots in the Greater Dutchtown area. The neighborhood was once home to Concordia Seminary. Holy Cross Lutheran Church, on Miami Street in Gravois Park, was established in the 1850s and remains a neighborhood anchor to this day. Lutheran Development Group partnered with Holy Cross to establish Intersect Arts Center and Eagle College Preparatory School, just east of the church.

Other Lutheran Development Group Projects

Baden School Apartments

In the latest round of LIHTC funding, Lutheran Development Group also secured tax credits for their Baden School Apartments project on the North Side. The project will transform the 1907 William Ittner-designed elementary school on Halls Ferry Road into 50 affordable apartments. Like Dutchtown, Baden has extensive roots in the German Lutheran community, has suffered from disinvestment in recent decades, and is poised for a rebound thanks to persistent neighbors and new investments such as the Baden School Apartments.

Chippewa Park

Back in the Greater Dutchtown area, Lutheran Development Group delivered the Chippewa Park project in 2018. Chippewa Park includes 15 rehabbed buildings containing 46 affordable housing units and three commercial spaces. After completion, Lutheran Development Group moved their headquarters to a beautiful new space at Chippewa and Minnesota and set up their Rooted Property Management office across the street.

East Fox Homes

One of Lutheran Development Group’s first projects was East Fox Homes. The project included twelve severely deteriorated buildings in the Fox Park and Tower Grove East neighborhoods to the north of Dutchtown. In partnership with Messiah Lutheran Church and Rise Community Development, Lutheran Development Group demonstrated their ability to take on difficult but impactful projects on the South Side.

Baden School Apartments, a Lutheran Development Group project on St. Louis's North Side.
Baden School Apartments.
3100 Chippewa Street, part of Lutheran Development Group's Chippewa Park project in Dutchtown, St. Louis, MO.
3100 Chippewa, part of the Chippewa Park project.
2833 Magnolia Avenue, part of Lutheran Development Group's East Fox Homes project in Fox Park, St. Louis, MO.
2833 Magnolia, part of the East Fox Homes project.

Support Lutheran Development Group

As 2021 winds down, Lutheran Development Group is aiming for an even stronger finish to a successful year. An anonymous donor has provided a matching donation of up to $25,000 for contributions received through December 31st, 2021. Your contribution can help extend the impact of Lutheran’s work which includes not only housing development, but also community initiatives, supportive property management, and a rental assistance program that has already helped keep over 40 families housed.