3743 Bryant Ave N · Minneapolis, MN 55412

$120,000

2 bd · 1.5 ba · 1,043 sqft · SingleFamily public records · 76 Days on market

Built 1900 5,227 sqft lot $115/sqft · 50% below area

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Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or value-add opportunity. This 3BR/2BA home was previously used as a rental and is being sold as-is, with buyer to assume all TISH repairs. Priced to reflect condition, this property offers great potential to update, renovate, or build equity. Features include a new roof on both the house and detached oversized garage.

Key facts

• New roof
• 5,227 sq ft lot
• Garage

Tags

• NEW ROOF
• DETACHED OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+6.3%/yr); 168 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $240,926
• List price: $120,000
• Delta: -50.19%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.31×
• Total profit: $10,297
• Equity at exit: $17,892

10-year hold

• IRR: 19.5%
• Equity multiple: 2.89×
• Total profit: $63,568
• Equity at exit: $10,375

Cash invested: $33,600 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 168
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$629
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $385

Break-even live

Break-even rent $1,017

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $453	-5% $419	+0% $385	+5% $351	+10% $317
Rent	-10% $266	-5% $325	+0% $385	+5% $444	+10% $503
Rate	-1.0pp $445	-0.5pp $415	base $385	+0.5pp $354	+1.0pp $322

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	5d	1	0.28mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	23d	1	0.28mi
1315 N Dowling Ave Unit 306 Minneapolis, MN	1.0	1.0	750	$1,250	$1.67	5d	1	0.28mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	18d	8	0.31mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	44d	1	0.33mi
4055 Lyndale Ave N Minneapolis, MN	2.0	1.0	800	$1,075	$1.34	0d	1	0.45mi
3347 Emerson Ave N #2 Minneapolis, MN	1.0	1.0	746	$1,300	$1.74	4d	1	0.48mi
3342 N Humboldt Ave Unit 2 Minneapolis, MN	1.0	1.0	900	$1,395	$1.55	18d	1	0.57mi
414 N 33rd Ave Unit 2 Minneapolis, MN	2.0	1.0	1246	$1,600	$1.28	44d	1	0.60mi
4253 Webber Pkwy Minneapolis, MN	1.0	1.0	700	$1,295	$1.85	25d	1	0.66mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	44d	1	0.83mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	18d	1	0.83mi
3643 Penn Ave N Minneapolis, MN	1.0	1.0	900	$988	$1.10	44d	2	0.87mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	21d	1	0.91mi
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	25d	1	0.92mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	44d	1	0.99mi
3230 N Penn Ave Unit 1 Minneapolis, MN	1.0	1.0	765	$895	$1.17	5d	1	1.02mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	15d	1	1.06mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	0d	1	1.06mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	23d	1	1.10mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	44d	1	1.13mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	5d	1	1.13mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	0d	1	1.14mi
4638 Camden Ave N Unit 1 Minneapolis, MN	2.0	1.0	815	$1,495	$1.83	5d	1	1.15mi
1709 N 26th Ave Unit 3 Minneapolis, MN	1.0	1.0	920	$1,250	$1.36	44d	1	1.31mi
233 26th Ave NE Minneapolis, MN	3.0	1.0	1153	$1,545	$1.34	44d	1	1.38mi

Listing history 31 events

1. 2026-06-21
   days on market $120,000 Active 76 DOM
2. 2026-06-18
   days on market $120,000 Active 73 DOM
3. 2026-06-17
   days on market $120,000 Active 72 DOM
4. 2026-06-16
   days on market $120,000 Active 71 DOM
5. 2026-06-15
   days on market $120,000 Active 70 DOM
6. 2026-06-13
   days on market $120,000 Active 68 DOM
7. 2026-06-09
   days on market $120,000 Active 64 DOM
8. 2026-06-08
   days on market $120,000 Active 63 DOM
9. 2026-06-07
   pricedays on market $120,000 Active 62 DOM
10. 2026-06-04
    days on market $125,000 Active 59 DOM
11. 2026-06-03
    days on market $125,000 Active 58 DOM
12. 2026-06-02
    days on market $125,000 Active 57 DOM
13. 2026-06-01
    days on market $125,000 Active 56 DOM
14. 2026-05-31
    days on market $125,000 Active 55 DOM
15. 2026-05-12
    price $125,000 329-char remark

    Show marketing remark (329 chars)

    Investor or value-add opportunity. This 3BR/2BA home was previously used as a rental and is being sold as-is, with buyer to assume all TISH repairs. Priced to reflect condition, this property offers great potential to update, renovate, or build equity. Features include a new roof on both the house and detached oversized garage.

16. 2026-04-06
    listed $135,000 Active 329-char remark

    Show marketing remark (329 chars)

    Investor or value-add opportunity. This 3BR/2BA home was previously used as a rental and is being sold as-is, with buyer to assume all TISH repairs. Priced to reflect condition, this property offers great potential to update, renovate, or build equity. Features include a new roof on both the house and detached oversized garage.

17. 2008-10-02
    historical
18. 2008-07-30
    listed $19,900
19. 2004-09-16
    soldstatus $144,900
20. 2004-09-10
    soldstatus $144,900
21. 2004-08-16
    historical
22. 2004-04-12
    listed $144,900
23. 2002-09-28
    historical
24. 2002-08-01
    listed $124,900
25. 2002-03-18
    historical
26. 2001-10-26
    listed $109,900
27. 2001-10-25
    soldstatus $73,000
28. 2001-09-13
    soldstatus $73,000
29. 2001-09-04
    historical
30. 2001-08-27
    listed $74,900
31. 1998-06-05
    soldstatus $60,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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: $18,044
• − Mortgage interest: −$6,722
• − Property taxes: −$1,487
• − Insurance: −$600
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,491
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,930/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): 24,460
• Household income: $68,682
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 913.0

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 0.73)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 9% Other Asian/Pacific 7% Tagalog/Filipino 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: ▼ -109.98%
• Current HPI: 298.1414
• Rent YoY: ▲ 6.35%
• 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

+108.3% since first listed

17 events — show timeline

• 2026-05-12 Price Changed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-30 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-16 Sold (Public Records) $144,900 Public Records
• 2004-09-10 Sold (MLS) $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-12 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-09-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-01 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-10-26 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-10-25 Sold (Public Records) $73,000 Public Records
• 2001-09-13 Sold (MLS) $73,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-08-27 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-05 Sold (Public Records) $60,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,487 · +25.2% YoY. Source: county tax records.