3504 19th Ave S · Minneapolis, MN 55407

$159,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 103 Days on market

Built 1907 6,098 sqft lot $143/sqft · 46% below area Est $295k · 46% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! A ready for You 3 bedroom home with an open, spacious layout with room to grow in the full basement. Tucked away location, close to everything. There is so much potential here! Enjoy everything the neighborhood has to offer including easy access to your commute and public transit, great food, drinks and shopping! Don't forget all the nearby parks, spring will be here before we know it. Own your own home for less than rent. Lots of parking, build your own equity, add a garage. Convenient location near schools, shopping and bus lines. Walk and bike to parks, trails and Mississippi River.

Key facts

• Public transit
• Full basement
• Nearby parks

Tags

• OPEN SPACIOUS LAYOUT
• FULL BASEMENT
• TUCKED AWAY LOCATION
• EASY ACCESS TO COMMUTE
• PUBLIC TRANSIT
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $55 ($658/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.1% in Minneapolis — 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 78/100 on livability (#110 in MN, #2,525 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-, crime F.
• Minneapolis Public School District (urban): math 35% / reading 46% proficiency, ranked #217 of 301 in MN (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 103 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $160k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

• ARV (median comp): $294,527
• List price: $159,900
• Delta: -45.71%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4028 20th Ave S	0.67mi	3/1.0	1,236 (+11%)	22mo	$313,000	$253	32

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 · 4.3% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-19,904
• Equity at exit: $23,842

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,268
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 34 Tenant-Leaning
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City Minneapolis: 34 Tenant-Leaning · D+50

Tenant Opportunity to Purchase; renter's protections.

Methodology + full state rankings →

ZIP-level market 55407

• Rents YoY: 4.3%
• Active inventory: 147
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$839
• Tax from tax record: −$436 /mo · $5,237/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $55

Break-even live

Break-even rent $1,698

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $100	+0% $55	+5% $10	+10% $-36
Rent	-10% $-85	-5% $-15	+0% $55	+5% $125	+10% $194
Rate	-1.0pp $135	-0.5pp $96	base $55	+0.5pp $13	+1.0pp $-29

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3320 Longfellow Ave Minneapolis, MN	2.0	1.0	950	$1,798	$1.89	18d	1	0.21mi
3501 22nd Ave S Minneapolis, MN	3.0	1.0	1100	$1,595	$1.45	9d	1	0.23mi
3501 22nd Ave S Unit Upper Minneapolis, MN	3.0	1.0	1100	$1,595	$1.45	25d	1	0.23mi
3806 24th Ave S Minneapolis, MN	2.0	1.0–2.0	772	$2,305	$2.98	5d	11	0.51mi
3015 19th Ave S Unit 1 Minneapolis, MN	3.0	1.0	960	$1,750	$1.82	45d	1	0.60mi
3741 13th Ave S Unit 1 Minneapolis, MN	3.0	1.0	1150	$1,799	$1.56	9d	1	0.62mi
3029 22nd Ave S Unit 302 Minneapolis, MN	2.0	2.0	923	$1,799	$1.95	4d	1	0.62mi
3029 22nd Ave S Unit 418 Minneapolis, MN	2.0	2.0	1010	$1,789	$1.77	45d	1	0.62mi
3029 22nd Ave S Unit 202 Minneapolis, MN	2.0	2.0	923	$1,885	$2.04	45d	1	0.62mi
3520 12th Ave S Minneapolis, MN	1.0–2.0	1.0	725	$1,200	$1.66	45d	1	0.63mi
3806 28th Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	820	$1,925	$2.35	25d	3	0.72mi
2220 E Lake St Minneapolis, MN	1.0–2.0	1.0	659	$1,425	$2.16	15d	1	0.74mi
3136 Minnehaha Ave Minneapolis, MN	1.0–2.0	1.0	602	$1,795	$2.98	0d	2	0.75mi
3449 Snelling Ave Unit 3451 Minneapolis, MN	3.0	1.0	1108	$1,895	$1.71	0d	1	0.75mi
3126 Minnehaha Ave Minneapolis, MN	2.0	1.0	562	$1,895	$3.37	0d	3	0.76mi
2932 15th Ave S Unit 1 Minneapolis, MN	2.0	1.0	816	$1,250	$1.53	45d	1	0.81mi
3705 Chicago Ave Unit 1 Minneapolis, MN	2.0	2.0	1100	$1,250	$1.14	45d	1	0.87mi
3120 E 36th St Minneapolis, MN	2.0	1.0	585	$1,925	$3.29	9d	7	0.92mi
2615 E 29th St Minneapolis, MN	2.0	1.0–2.0	660	$1,925	$2.91	0d	18	0.92mi
3925 Chicago Ave Unit 1 Minneapolis, MN	2.0	1.0	1100	$1,500	$1.36	45d	1	0.99mi
3925 Chicago Ave Minneapolis, MN	2.0	1.0	1100	$1,450	$1.32	25d	1	0.99mi
4212 13th Ave S Minneapolis, MN	3.0	1.0	1500	$2,250	$1.50	45d	1	1.03mi
2835 11th Ave S Minneapolis, MN	2.0	1.0–2.0	688	$1,669	$2.42	0d	11	1.05mi
2913 29th Ave S Minneapolis, MN	1.0–2.0	1.0	707	$1,245	$1.76	5d	4	1.06mi
2929 Chicago Ave Minneapolis, MN	2.0	1.0	1290	$2,350	$1.82	23d	1	1.06mi
2929 Chicago Ave Minneapolis, MN	2.0	1.0–2.0	1325	$2,325	$1.75	45d	2	1.06mi
2916 30th Ave S Unit B Minneapolis, MN	2.0	2.0	946	$1,697	$1.79	45d	1	1.07mi
3718 Oakland Ave Unit 2 Minneapolis, MN	2.0	1.0	700	$1,150	$1.64	25d	1	1.09mi
4112 Chicago Ave Minneapolis, MN	2.0	1.0	1000	$1,399	$1.40	0d	1	1.15mi
3912 Minnehaha Ave Minneapolis, MN	2.0	1.0	650	$1,495	$2.30	15d	1	1.20mi
2833 S 31st Ave Unit 1 Minneapolis, MN	2.0	1.0	950	$1,695	$1.78	45d	1	1.21mi
3328 5th Ave S Unit 01 Minneapolis, MN	2.0	1.0	864	$1,495	$1.73	9d	1	1.21mi
3601 4th Ave S Unit 101 Minneapolis, MN	3.0	2.0	1097	$2,350	$2.14	25d	1	1.22mi
2704 Chicago Ave Unit 1 Minneapolis, MN	2.0	1.0	980	$1,400	$1.43	25d	1	1.33mi
4344 Chicago Ave Unit 2 Minneapolis, MN	2.0	1.0	1050	$1,800	$1.71	45d	1	1.37mi
3503 2nd Ave S Minneapolis, MN	2.0	1.0	560	$1,668	$2.98	0d	5	1.41mi
3139 3rd Ave S Unit 3 Minneapolis, MN	2.0	1.0	725	$1,450	$2.00	45d	1	1.42mi
2220 Snelling Ave Minneapolis, MN	2.0	1.0–2.0	675	$2,024	$3.00	0d	26	1.45mi
2730 Portland Ave Minneapolis, MN	1.0–3.0	1.0–2.0	940	$1,755	$1.87	9d	3	1.47mi
4042 Clinton Ave Minneapolis, MN	3.0	1.0	1050	$1,854	$1.77	45d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $159,900 Active 103 DOM
2. 2026-06-18
   days on market $159,900 Active 100 DOM
3. 2026-06-17
   days on market $159,900 Active 99 DOM
4. 2026-06-16
   days on market $159,900 Active 98 DOM
5. 2026-06-15
   days on market $159,900 Active 97 DOM
6. 2026-06-13
   days on market $159,900 Active 95 DOM
7. 2026-06-09
   days on market $159,900 Active 91 DOM
8. 2026-06-08
   days on market $159,900 Active 90 DOM
9. 2026-06-07
   days on market $159,900 Active 89 DOM
10. 2026-06-04
    days on market $159,900 Active 86 DOM
11. 2026-06-03
    days on market $159,900 Active 85 DOM
12. 2026-06-02
    days on market $159,900 Active 84 DOM
13. 2026-06-01
    days on market $159,900 Active 83 DOM
14. 2026-05-31
    days on market $159,900 Active 82 DOM
15. 2026-03-09
    listed $169,900 Active 613-char remark

    Show marketing remark (613 chars)

    Opportunity knocks! A ready for You 3 bedroom home with an open, spacious layout with room to grow in the full basement. Tucked away location, close to everything. There is so much potential here! Enjoy everything the neighborhood has to offer including easy access to your commute and public transit, great food, drinks and shopping! Don't forget all the nearby parks, spring will be here before we know it. Own your own home for less than rent. Lots of parking, build your own equity, add a garage. Convenient location near schools, shopping and bus lines. Walk and bike to parks, trails and Mississippi River.

16. 1997-04-23
    soldstatus $78,000
17. 1996-11-27
    soldstatus $38,750
18. 1996-10-24
    historical
19. 1996-07-18
    listed $39,900

ⓘ 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: $5,237 · $436/mo
• Projected year-2 tax: $5,237 · $436/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,211
• − Mortgage interest: −$8,957
• − Property taxes: −$5,237
• − Insurance: −$800
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,652
• Taxable loss: −$1,828
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $1,097/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: Minneapolis Public School District
• NCES district ID: 2721240
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $50,521
• Composite: 34.92/100
• National rank: #5067
• State rank: #217 of 301 in MN

Livability — Minneapolis

• Score: 78/100
• State rank: #110
• US rank: #2525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneapolis, MN
• County: Hennepin County · 1,150,272 people
• City population: 417,555
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 37,667
• Household income: $78,464
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1583.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 23% Black 18% Two or more races 10% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 20% Other Asian/Pacific 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: ▼ -211.97%
• Current HPI: 292.0322
• Rent YoY: ▲ 4.30%
• 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

+325.8% since first listed

5 events — show timeline

• 2026-03-09 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-04-23 Sold (Public Records) $78,000 Public Records
• 1996-11-27 Sold (MLS) $38,750 NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-18 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $5,237 · +53.3% YoY. Source: county tax records.