2030 James Ave N · Minneapolis, MN 55411

$162,000

3 bd · 2.0 ba · 1,443 sqft · SingleFamily · 237 Days on market

Built 2025 Good condition 5,662 sqft lot 1-car garage $112/sqft · 34% below area Est $245k · 34% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Down payment assistance possible! 60% ami income or less needed to qualify. Inquire to see if you qualify. Newly constructed, Affordable, and Sustainable elegance! 3 bedrooms, 2 bathrooms, 1 car garage. All funds are contingent on availability and eligibility. Buyers must have a maximum household income under 60 % AMI based on family size, qualify for the Minneapolis Homes Program, and owner-occupy the home. This is a Landtrust.

Key facts

• 5,662 sq ft lot
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.2% 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.
• Zoned schools: Nellie Stone Johnson Elementary (math 2% / reading 17%, grade F, #829 of 857 statewide, top 98%, 201 students, 96% FRL); Franklin Middle (math 2% / reading 8%, grade F, #255 of 258 statewide, top 100%, 287 students, 89% FRL); Henry High (reading 70%, 858 students, 80% FRL) — zoned schools average 88% FRL vs 58% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 40% district-wide (-33 pts) — the specific schools serving this property underperform the Minneapolis Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.3%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $244,578
• List price: $162,000
• Delta: -33.76%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2123 Queen Ave N	0.41mi	2/1.0 (-1)	1,486 (+3%)	13mo	$230,000	$155	56
3519 Lyndale Ave N	1.45mi	3/2.0	1,750 (+21%)	1mo	$364,900	$209	39
2743 Queen Ave N	0.73mi	3/3.0	1,600 (+11%)	29mo	$285,000	$178	24
3649 Morgan Ave N	1.50mi	3/2.0	1,800 (+25%)	24mo	$280,000	$156	20
3301 Morgan Ave N	1.04mi	3/2.0	1,700 (+18%)	36mo	$216,500	$127	20
3530 Sheridan Ave N	1.42mi	3/1.0	1,168 (-19%)	30mo	$260,000	$223	16
3123 Dupont Ave N	0.96mi	2/1.0 (-1)	1,200 (-17%)	22mo	$245,000	$204	13

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.16×
• Total profit: $7,094
• Equity at exit: $24,155

10-year hold

• IRR: 17.1%
• Equity multiple: 2.70×
• Total profit: $77,077
• Equity at exit: $14,007

Cash invested: $45,360 (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 →

Active competition Active MLS

• For sale now: 34 active · 60 under contract
• Median asking: $225,000 ($171/sqft)
• Median days on market: 54 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 55411

• Home prices YoY: -8.7%
• Rents YoY: 7.3%
• Active inventory: 249
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $386

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 75%

Sensitivity live

Price	-10% $498	-5% $442	+0% $386	+5% $330	+10% $274
Rent	-10% $236	-5% $311	+0% $386	+5% $462	+10% $537
Rate	-1.0pp $468	-0.5pp $428	base $386	+0.5pp $344	+1.0pp $302

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: $40,500
• Closing costs: $4,860
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 Golden Valley Rd Unit 2 Minneapolis, MN	2.0	1.0	1120	$1,450	$1.29	2d	1	0.12mi
1523 N 22nd Ave Unit 2 Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	88d	1	0.14mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	110d	1	0.14mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,670	$1.11	82d	1	0.17mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	117d	1	0.17mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	0d	3	0.20mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	140d	1	0.25mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	103d	1	0.26mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	10d	1	0.29mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	103d	1	0.29mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	87d	1	0.29mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	54d	1	0.29mi
2222 N Girard Ave Unit 1 Minneapolis, MN	2.0	1.0	1100	$1,550	$1.41	6d	1	0.30mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	97d	1	0.33mi
1918 Hillside Ave N Unit B Minneapolis, MN	3.0	2.5	1600	$2,450	$1.53	10d	1	0.36mi
1501 Logan Ave N Minneapolis, MN	4.0	1.0	1280	$2,150	$1.68	86d	1	0.40mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	113d	1	0.41mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	139d	1	0.41mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	139d	1	0.43mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	110d	1	0.46mi
2513 Fremont Ave N Minneapolis, MN	4.0	1.0	1500	$2,150	$1.43	30d	1	0.47mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	115d	1	0.50mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,625	$1.61	67d	1	0.50mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	113d	1	0.51mi
1600 Emerson Ave N Apt 1 Minneapolis, MN	2.0	2.0	1200	$1,295	$1.08	60d	1	0.51mi
2627 Girard Ave N Minneapolis, MN	3.0	1.0	1235	$1,795	$1.45	44d	1	0.53mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	97d	1	0.53mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,750	$1.58	69d	1	0.53mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	110d	3	0.55mi
1314 Morgan Ave N #2 Minneapolis, MN	2.0	1.0	900	$1,500	$1.67	64d	1	0.55mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	117d	1	0.58mi
2620 N Emerson Ave Unit 1 Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	67d	1	0.60mi
2620 N Emerson Ave Unit 1 Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	80d	1	0.60mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	95d	1	0.60mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	56d	1	0.60mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	139d	1	0.61mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	99d	1	0.63mi
2334 Upton Ave N Minneapolis, MN	4.0	1.0	1356	$2,285	$1.69	6d	1	0.65mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	139d	1	0.68mi
2419 Plymouth Ave N Minneapolis, MN	2.0–3.0	1.0	836	$1,795	$2.15	99d	2	0.77mi

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: City water (connected)City sewer (connected)Natural gas
• Home design: Residential property, attachedTwo levelsNew construction
• Construction: Block foundationBuilt as new constructionAbove-grade finished area and living area present
• Exterior features: Vinyl exteriorLot approximately 0.13 acres (45 x 125)

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom1 half bathroom (main floor)
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Finished basement with drainage systemLiving/Dining room layoutDishwasherMicrowaveRangeRefrigerator

Listing history 50 events

1. 2026-09-23
   days on market $162,000 Active 237 DOM
2. 2026-09-22
   days on market $162,000 Active 236 DOM
3. 2026-09-21
   days on market $162,000 Active 235 DOM
4. 2026-09-20
   days on market $162,000 Active 234 DOM
5. 2026-09-19
   days on market $162,000 Active 233 DOM
6. 2026-09-18
   days on market $162,000 Active 232 DOM
7. 2026-09-17
   days on market $162,000 Active 231 DOM
8. 2026-09-16
   days on market $162,000 Active 230 DOM
9. 2026-09-15
   days on market $162,000 Active 229 DOM
10. 2026-09-14
    days on market $162,000 Active 228 DOM
11. 2026-09-13
    days on market $162,000 Active 227 DOM
12. 2026-09-12
    days on market $162,000 Active 226 DOM
13. 2026-09-11
    days on market $162,000 Active 225 DOM
14. 2026-09-05
    days on market $162,000 Active 219 DOM
15. 2026-09-04
    days on market $162,000 Active 218 DOM
16. 2026-09-03
    days on market $162,000 Active 217 DOM
17. 2026-08-31
    days on market $162,000 Active 214 DOM
18. 2026-08-30
    days on market $162,000 Active 213 DOM
19. 2026-08-29
    days on market $162,000 Active 212 DOM
20. 2026-08-28
    days on market $162,000 Active 211 DOM
21. 2026-08-27
    days on market $162,000 Active 210 DOM
22. 2026-08-25
    days on market $162,000 Active 208 DOM
23. 2026-08-24
    days on market $162,000 Active 207 DOM
24. 2026-08-23
    days on market $162,000 Active 206 DOM
25. 2026-08-22
    days on market $162,000 Active 205 DOM
26. 2026-08-21
    days on market $162,000 Active 204 DOM
27. 2026-08-20
    days on market $162,000 Active 203 DOM
28. 2026-08-19
    days on market $162,000 Active 202 DOM
29. 2026-08-18
    days on market $162,000 Active 201 DOM
30. 2026-08-17
    days on market $162,000 Active 200 DOM
31. 2026-08-16
    days on market $162,000 Active 199 DOM
32. 2026-08-15
    statusdays on market $162,000 Active 198 DOM
33. 2026-08-14
    days on market $162,000 Contingent - Other 197 DOM
34. 2026-08-13
    days on market $162,000 Contingent - Other 196 DOM
35. 2026-08-12
    days on market $162,000 Contingent - Other 195 DOM
36. 2026-08-11
    days on market $162,000 Contingent - Other 194 DOM
37. 2026-08-10
    days on market $162,000 Contingent - Other 193 DOM
38. 2026-08-09
    days on market $162,000 Contingent - Other 192 DOM
39. 2026-08-08
    days on market $162,000 Contingent - Other 191 DOM
40. 2026-08-06
    days on market $162,000 Contingent - Other 189 DOM
41. 2026-08-05
    days on market $162,000 Contingent - Other 188 DOM
42. 2026-08-04
    days on market $162,000 Contingent - Other 187 DOM
43. 2026-08-03
    days on market $162,000 Contingent - Other 186 DOM
44. 2026-07-31
    days on market $162,000 Contingent - Other 183 DOM
45. 2026-07-30
    days on market $162,000 Contingent - Other 181 DOM
46. 2026-07-28
    days on market $162,000 Contingent - Other 180 DOM
47. 2026-07-26
    days on market $162,000 Contingent - Other 178 DOM
48. 2026-07-24
    days on market $162,000 Contingent - Other 176 DOM
49. 2026-07-23
    days on market $162,000 Contingent - Other 175 DOM
50. 2026-07-22
    days on market $162,000 Contingent - Other 174 DOM

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

Taxation est. · year 1

• Rental income: $22,875
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$4,713
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $4,111/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $7,215–$21,645 screening

This newly constructed home is in good condition with modern finishes and a clean, well-maintained appearance. It is ready for move-in and would benefit from a fresh coat of paint and window replacement to further enhance its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace any worn-out windows — New windows can improve energy efficiency and increase home value. ↑
• Both Clean and maintain HVAC system — A clean and functional HVAC system can improve comfort and reduce utility costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Hmong International Elementary Middle Franklin Middle F MN #255/258 Nat'l #13,819/14,009 High North High F MN #456/471 Nat'l #15,975/17,239

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

B Composite livability gradescore 78/100

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 · 1,405,227 people
• City population: 417,555
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 27,741
• Household income: $60,225
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 49% White 23% Two or more races 11% Hispanic / Latino 11% Asian 9%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala
• Languages at home: 68% English-only · Other Asian/Pacific 8% Spanish 8%

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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: ▼ -33.91%
• Current HPI: 356.6758
• Rent YoY: ▲ 7.35%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

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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

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: City water (connected)City sewer (connected)Natural gas
• Home design: Residential property, attachedTwo levelsNew construction
• Construction: Block foundationBuilt as new constructionAbove-grade finished area and living area present
• Exterior features: Vinyl exteriorLot approximately 0.13 acres (45 x 125)

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom1 half bathroom (main floor)
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Finished basement with drainage systemLiving/Dining room layoutDishwasherMicrowaveRangeRefrigerator

Price history

3 events — show timeline

• 2026-03-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-12 Listed $162,000 NORTHSTARMLS as Distributed by MLS Grid