2301 Unity Ave N · Golden Valley, MN 55422

$99,500

1 bd · 1.0 ba · 660 sqft · Condo public records · 5 Days on market

Built 1959 $451/mo HOA · 33% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.3/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this garden-level, single-level condo in a quiet 6-unit building—perfect for investors or buyers ready to build equity. Priced at just $50,000 with an estimated after-repair value of $100,000, this unit is a true blank slate. All flooring has already been removed down to the subfloor, offering a clean starting point for a full renovation. Bring your contractor or handyman and transform this space to its full potential. Whether you’re looking for your next flip or a long-term hold, this property offers strong upside in a manageable footprint.

Key facts

• Outdoor pool
• Remodeled kitchen
• Soft-close cabinetry

Tags

• REMODELED KITCHEN
• SOFT-CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• DOUBLE-PANE WINDOWS
• OUTDOOR POOL

Property features AI

Finance

• Financial info: Free and clear mortgage status
• HOA & community: Briarwood Condominium Association; Monthly association fee (includes gas, heating, water, sewer, lawn care, ground maintenance, snow removal, shared amenities); Association provides laundry

Exterior

• Parking: Off-site parking lot
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Attached residential property; One story; Main floor primary bedroom
• Construction: Block construction; Block foundation; Built on a single level
• Exterior features: Stone exterior; Shared below-ground pool; Public transit within 6 blocks; City street frontage; Publicly maintained road

Interior

• Kitchen: Eat-in kitchen (12 x 8); Range; Microwave; Dishwasher; Disposal; Exhaust fan; Refrigerator
• Bedrooms: One bedroom on the main level (13 x 10)
• Flooring: Tile floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating; Wall-mounted cooling unit(s)
• Interior features: All living facilities on one level; Rehabbed/renovated unit; No internal stairs; Ceiling fan(s); Kitchen window; Tile floors; Stainless steel appliances
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-55 ($-661/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (9.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $90k (9.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.9% in Golden Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#40 in MN, #1,110 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living D-.
• Robbinsdale Public School District (suburban): math 24% / reading 44% proficiency, ranked #250 of 301 in MN (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Noble Elementary (math 22% / reading 32%, grade F, #703 of 857 statewide, top 84%, 264 students, 69% FRL); Plymouth Middle (math 18% / reading 55%, grade F, #169 of 258 statewide, top 65%, 836 students, 50% FRL); Robbinsdale Armstrong Senior High (math 37% / reading 58%, grade D, #162 of 471 statewide, top 35%, 1,832 students, 45% FRL).
• Market conditions: Rents rising (+3.7%/yr); 167 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 17% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $44k; list at $100k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,763 (9.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-18,343
• Equity at exit: $14,836

10-year hold

• IRR: -8.1%
• Equity multiple: 0.46×
• Total profit: $-15,147
• Equity at exit: $8,603

Cash invested: $27,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55422

• Rents YoY: 3.7%
• Active inventory: 167
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$41
• HOA: −$451
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-55

Break-even live

Break-even rent $1,435

Max offer price $89,763

Occupancy floor 99%

Sensitivity live

Price	-10% $1	-5% $-27	+0% $-55	+5% $-83	+10% $-111
Rent	-10% $-163	-5% $-109	+0% $-55	+5% $-1	+10% $53
Rate	-1.0pp $-5	-0.5pp $-30	base $-55	+0.5pp $-81	+1.0pp $-107

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Brunswick Ave N Minneapolis, MN	1.0–2.0	1.0	827	$1,200	$1.45	6d	2	0.59mi
1370 Douglas Dr N Minneapolis, MN	2.0	1.0–2.0	822	$1,615	$1.96	1d	1	0.78mi
600 Lilac Dr N Minneapolis, MN	1.0	1.0	600	$1,307	$2.18	4d	7	1.19mi

HOA detail condo

• Monthly dues: $451 · $5,412/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $99,500 Active 5 DOM
2. 2026-06-18
   days on market $99,500 Active 2 DOM
3. 2026-06-17
   status $99,500 Active 1 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   pricestatusdays on marketlisting id $99,500 Coming Soon 1 DOM
6. 2026-05-01
   listed $50,000 Active

   Show marketing remark (583 chars)

   Opportunity knocks with this garden-level, single-level condo in a quiet 6-unit building—perfect for investors or buyers ready to build equity. Priced at just $50,000 with an estimated after-repair value of $100,000, this unit is a true blank slate. All flooring has already been removed down to the subfloor, offering a clean starting point for a full renovation. Bring your contractor or handyman and transform this space to its full potential. Whether you’re looking for your next flip or a long-term hold, this property offers strong upside in a manageable footprint.

7. 2026-04-29
   historical

   Show marketing remark (583 chars)

   Opportunity knocks with this garden-level, single-level condo in a quiet 6-unit building—perfect for investors or buyers ready to build equity. Priced at just $50,000 with an estimated after-repair value of $100,000, this unit is a true blank slate. All flooring has already been removed down to the subfloor, offering a clean starting point for a full renovation. Bring your contractor or handyman and transform this space to its full potential. Whether you’re looking for your next flip or a long-term hold, this property offers strong upside in a manageable footprint.

8. 2017-04-18
   soldstatus $65,000
9. 2017-04-07
   soldstatus $65,000 Sold 273-char remark

   Show marketing remark (273 chars)

   Great alternative to renting! Affordable living at its best. Everything's been done! New carpet, flooring, window treatments, lighting fixtures, freshly painted. Few steps to "Free" laundry machines. Great location near parks, trails, shopping and freeway access.

10. 2017-04-03
    historical Contingent - Inspection 273-char remark

    Show marketing remark (273 chars)

    Great alternative to renting! Affordable living at its best. Everything's been done! New carpet, flooring, window treatments, lighting fixtures, freshly painted. Few steps to "Free" laundry machines. Great location near parks, trails, shopping and freeway access.

11. 2017-03-29
    listed $65,000 Active 273-char remark

    Show marketing remark (273 chars)

    Great alternative to renting! Affordable living at its best. Everything's been done! New carpet, flooring, window treatments, lighting fixtures, freshly painted. Few steps to "Free" laundry machines. Great location near parks, trails, shopping and freeway access.

12. 2017-01-05
    historical
13. 2016-10-12
    listed $850 Active
14. 2016-08-19
    soldstatus $59,000
15. 2009-09-21
    historical
16. 2009-06-15
    listed $63,000
17. 1999-03-25
    soldstatus $31,000
18. 1979-05-01
    soldstatus $32,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,386
• − Mortgage interest: −$5,574
• − Property taxes: −$1,435
• − Insurance: −$498
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − HOA: −$5,412
• − Depreciation: −$2,895
• Taxable loss: −$2,049
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $-170/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Robbinsdale Public School District
• NCES district ID: 2731780
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $60,234
• Composite: 30.42/100
• National rank: #6240
• State rank: #250 of 301 in MN

Livability — Golden Valley

• Score: 82/100
• State rank: #40
• US rank: #1110

Category grades

Amenities F Commute A+ Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Valley, MN
• County: Hennepin County · 1,150,272 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 28,452
• Household income: $93,914
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1135.0

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 9% · Canada, United Kingdom, China
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -313.61%
• Current HPI: 242.8812
• Rent YoY: ▲ 3.72%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+206.2% since first listed

16 events — show timeline

• 2026-06-17 Listed $99,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-15 Coming Soon $99,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Sold (MLS) $43,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-18 Sold (Public Records) $65,000 Public Records
• 2017-04-07 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-29 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-12 Listed $850 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-19 Sold (Public Records) $59,000 Public Records
• 2009-09-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-15 Listed $63,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-03-25 Sold (Public Records) $31,000 Public Records
• 1979-05-01 Sold (Public Records) $32,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,435 · -4.7% YoY. Source: county tax records.