6430 Girard Ave N · Brooklyn Center, MN 55430

$270,000

5 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 44 Days on market

Built 1965 9,147 sqft lot $144/sqft · 20% below area Est $336k · 20% under

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated 5 bedroom home in Brooklyn Center boasts 3 bedrooms on 1 level. Easy access to the freeway and many restaurants and activities in the area. With a good sized back yard just waiting for someone to create a great Minnesota outdoor experience

Key facts

• 9,147 sq ft lot
• Garage
• Built 1965

Property features AI

Exterior

• Parking: Asphalt driveway; Attached garage (1 car, approximately 12 x 20)
• Utilities: City water (connected); City sewer (connected); Natural gas service
• Home design: Residential property; One level (main living on one level with lower level/basement); Pitched asphalt roof (over 8 years old)
• Construction: Block foundation; Built with vinyl siding; Pitched asphalt roof
• Exterior features: Vinyl exterior; Light tree coverage; Public transit within six blocks; City street frontage with paved streets; No pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Five bedrooms total (three main-level bedrooms; additional bedrooms on lower level)
• Bathrooms: One full bathroom on main floor; One three-quarter bathroom in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with block foundation; Eat-in kitchen and combined living/dining area; Family room in lower level; Three bedrooms on one level (main floor); Main floor bedroom
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.0% in Brooklyn Center — 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 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: schools D+, crime F, amenities F.
• Brooklyn Center School District (suburban): math 14% / reading 22% proficiency, ranked #425 of 467 in MN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $2,895/mo this rent would consume 46% of the median local household income ($76k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 44 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $205k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $261,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 7.8

CMA / ARV

• ARV (median comp): $335,637
• List price: $270,000
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6139 Colfax Ave N	0.44mi	4/2.0 (-1)	1,978 (+6%)	21mo	$319,000	$161	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-33,035
• Equity at exit: $40,258

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-14,410
• Equity at exit: $23,345

Cash invested: $75,600 (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 55430

• Active inventory: 91
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$593 /mo · $7,120/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $165

Break-even live

Break-even rent $2,686

Max offer price $270,000

Occupancy floor 89%

Sensitivity live

Price	-10% $318	-5% $242	+0% $165	+5% $89	+10% $12
Rent	-10% $-64	-5% $51	+0% $165	+5% $279	+10% $394
Rate	-1.0pp $301	-0.5pp $234	base $165	+0.5pp $95	+1.0pp $24

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 71st Ave N Minneapolis, MN	5.0	2.0	2109	$2,999	$1.42	17d	1	0.83mi
5700 Colfax Ave N Minneapolis, MN	4.0	1.5	1425	$2,375	$1.67	21d	1	0.97mi
3119 67th Ave N Minneapolis, MN	4.0	2.0	2056	$3,000	$1.46	44d	1	1.23mi

Listing history 43 events

1. 2026-06-21
   days on market $270,000 Active 44 DOM
2. 2026-06-18
   days on market $270,000 Active 41 DOM
3. 2026-06-17
   days on market $270,000 Active 40 DOM
4. 2026-06-16
   days on market $270,000 Active 39 DOM
5. 2026-06-15
   days on market $270,000 Active 38 DOM
6. 2026-06-13
   days on market $270,000 Active 36 DOM
7. 2026-06-09
   days on market $270,000 Active 32 DOM
8. 2026-06-08
   days on market $270,000 Active 31 DOM
9. 2026-06-07
   days on market $270,000 Active 30 DOM
10. 2026-06-04
    pricedays on market $270,000 Active 27 DOM
11. 2026-06-03
    days on market $280,000 Active 26 DOM
12. 2026-06-02
    days on market $280,000 Active 25 DOM
13. 2026-06-01
    days on market $280,000 Active 24 DOM
14. 2026-05-31
    days on market $280,000 Active 23 DOM
15. 2026-05-07
    listed $280,000 Active 365-char remark
16. 2018-12-17
    soldstatus $205,000
17. 2018-11-30
    soldstatus $205,000 Sold 258-char remark

    Show marketing remark (258 chars)

    Recently renovated 5 bedroom home in Brooklyn Center boasts 3 bedrooms on 1 level. Easy access to the freeway and many restaurants and activities in the area. With a good sized back yard just waiting for someone to create a great Minnesota outdoor experience

18. 2018-10-19
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Recently renovated 5 bedroom home in Brooklyn Center boasts 3 bedrooms on 1 level. Easy access to the freeway and many restaurants and activities in the area. With a good sized back yard just waiting for someone to create a great Minnesota outdoor experience

19. 2018-10-10
    historical Contingent - Inspection 258-char remark

    Show marketing remark (258 chars)

    Recently renovated 5 bedroom home in Brooklyn Center boasts 3 bedrooms on 1 level. Easy access to the freeway and many restaurants and activities in the area. With a good sized back yard just waiting for someone to create a great Minnesota outdoor experience

20. 2018-10-05
    listed $184,900 Active 258-char remark

    Show marketing remark (258 chars)

    Recently renovated 5 bedroom home in Brooklyn Center boasts 3 bedrooms on 1 level. Easy access to the freeway and many restaurants and activities in the area. With a good sized back yard just waiting for someone to create a great Minnesota outdoor experience

21. 2016-01-25
    soldstatus $92,500
22. 2008-12-31
    soldstatus $55,000

    Show marketing remark (88 chars)

    Home has 5 legal bedrooms, garage is 2-car with 1 door. Convenient to city and shopping.

23. 2008-12-16
    historical

    Show marketing remark (88 chars)

    Home has 5 legal bedrooms, garage is 2-car with 1 door. Convenient to city and shopping.

24. 2008-12-02
    listed $60,000

    Show marketing remark (88 chars)

    Home has 5 legal bedrooms, garage is 2-car with 1 door. Convenient to city and shopping.

25. 2008-11-30
    historical
26. 2008-10-06
    listed $75,000
27. 2008-10-02
    historical
28. 2008-06-25
    listed $105,000
29. 2005-06-20
    soldstatus $205,000
30. 2005-06-10
    soldstatus $205,000
31. 2005-05-17
    historical
32. 2005-05-02
    listed $199,900
33. 2005-02-20
    historical
34. 2005-01-03
    listed $199,900
35. 2005-01-03
    historical
36. 2004-09-13
    listed $209,900
37. 2004-09-13
    historical
38. 2004-08-13
    listed $209,900
39. 2002-08-07
    soldstatus $169,900
40. 2002-06-28
    soldstatus $169,900
41. 2002-05-08
    historical
42. 2002-05-06
    listed $159,900
43. 1989-08-16
    soldstatus $77,900

ⓘ 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: $7,120 · $593/mo
• Projected year-2 tax: $7,120 · $593/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,737
• − Mortgage interest: −$15,124
• − Property taxes: −$7,120
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$7,855
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $2,526/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: Brooklyn Center School District
• NCES district ID: 2706240
• Math proficiency: 14% ▼ -2.00%
• Reading proficiency: 22% ▼ -3.00%
• Median HH income: $44,797
• Composite: 19.07/100
• National rank: #13976
• State rank: #425 of 467 in MN

Livability — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• County: Hennepin County · 1,150,272 people
• City population: 22,749
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 22,749
• Household income: $75,716
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 659.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 33% Black 29% Asian 16% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Swiss 3% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 13% Other Asian/Pacific 10% Vietnamese 2%

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: ▼ -163.41%
• Current HPI: 280.4391
• Rent YoY: —
• 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

+246.6% since first listed

30 events — show timeline

• 2026-06-03 Price Changed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-17 Sold (Public Records) $205,000 Public Records
• 2018-11-30 Sold (MLS) $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-05 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-25 Sold (Public Records) $92,500 Public Records
• 2008-12-31 Sold (MLS) $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-02 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-06 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-25 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-20 Sold (Public Records) $205,000 Public Records
• 2005-06-10 Sold (MLS) $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-02 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-03 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-13 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-13 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-07 Sold (Public Records) $169,900 Public Records
• 2002-06-28 Sold (MLS) $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-06 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 1989-08-16 Sold (Public Records) $77,900 Public Records

Property tax history

+7.9%/yr

Latest (2025): $7,120 · +51.4% YoY. Source: county tax records.