4738 Fremont Ave N · Minneapolis, MN 55430

$230,000

4 bd · 1.0 ba · 828 sqft · SingleFamily public records · 14 Days on market

Built 1943 6,534 sqft lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

Key facts

• Fenced yard
• Storage shed
• Updated countertops

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• UPDATED COUNTERTOPS
• FENCED YARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One story; Block foundation
• Construction: Block construction; Asphalt roof; Foundation: block; Built with above-grade and below-grade finished areas
• Exterior features: Metal exterior; Chain link and partial fencing; Storage shed; Public transit within about 6 blocks; Medium tree coverage; City street frontage (public maintained road)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms (one bedroom on the main floor)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with egress window(s); Separate/formal dining room; Kitchen window; Hardwood floors
• Laundry & utility: Washer/dryer hookup; Utility room in lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (8.6% below list).
• Recommended offer: $210k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Loring Elementary (math 12% / reading 27%, grade F, #759 of 857 statewide, top 90%, 293 students, 69% FRL); Olson Middle (math 8% / reading 17%, grade F, #246 of 258 statewide, top 96%, 361 students, 86% FRL); Henry High (reading 70%, 858 students, 80% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 40% district-wide (-25 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: 92 active listings in the ZIP; solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 33% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 32y 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 $64k; list at $230k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,276 (8.6% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-31,178
• Equity at exit: $34,294

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-19,257
• Equity at exit: $19,886

Cash invested: $64,400 (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 55430

• Active inventory: 92
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$264 /mo · $3,166/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $95

Break-even live

Break-even rent $1,982

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $226	-5% $160	+0% $95	+5% $30	+10% $-35
Rent	-10% $-71	-5% $12	+0% $95	+5% $178	+10% $261
Rate	-1.0pp $211	-0.5pp $154	base $95	+0.5pp $36	+1.0pp $-25

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-07
   statusdays on market $230,000 Pending 14 DOM
2. 2026-06-04
   days on market $230,000 Contingent - Inspection 13 DOM
3. 2026-06-03
   days on market $230,000 Contingent - Inspection 12 DOM
4. 2026-06-02
   days on market $230,000 Contingent - Inspection 11 DOM
5. 2026-06-01
   days on market $230,000 Contingent - Inspection 10 DOM
6. 2026-05-31
   days on market $230,000 Contingent - Inspection 9 DOM
7. 2026-05-22
   listed $230,000 Active
8. 2015-02-20
   soldstatus $64,300 Sold 140-char remark

   Show marketing remark (140 chars)

   Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

9. 2015-02-20
   soldstatus $64,300 140-char remark

   Show marketing remark (140 chars)

   Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

10. 2015-02-20
    soldstatus $64,300

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

11. 2015-01-02
    status Pending 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

12. 2014-11-26
    historical Contingent - Third Party Approval 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

13. 2014-11-24
    price $64,300 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

14. 2014-11-24
    status Active 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

15. 2014-10-23
    status Pending 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

16. 2014-05-23
    historical Contingent - Third Party Approval 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

17. 2014-05-20
    listed $54,900 Active 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

18. 2014-05-20
    listed $64,300 140-char remark

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

19. 2014-05-20
    listed $64,300

    Show marketing remark (140 chars)

    Nice lot in quiet neighborhood. Cozy 2 bedroom home with spacious informal dining room. Maintenance free siding. Lower level amusement room.

20. 2004-08-11
    soldstatus $155,900
21. 2004-08-06
    soldstatus $155,900
22. 2004-06-08
    historical
23. 2004-06-07
    listed $154,900
24. 2002-02-27
    soldstatus $127,500
25. 2002-02-27
    soldstatus $127,500
26. 2002-01-31
    historical
27. 2001-11-28
    listed $124,500
28. 2001-11-24
    historical
29. 2001-09-21
    listed $133,900
30. 2001-09-21
    historical
31. 2001-08-08
    listed $139,900
32. 1995-02-15
    soldstatus $63,638
33. 1995-01-31
    soldstatus $63,638
34. 1995-01-23
    historical
35. 1994-12-26
    listed $65,000
36. 1994-12-13
    historical
37. 1994-10-13
    listed $65,000
38. 1994-08-10
    historical
39. 1994-03-26
    listed $66,900
40. 1994-03-25
    historical
41. 1994-02-25
    listed $69,900

ⓘ 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: $3,166 · $264/mo
• Projected year-2 tax: $3,166 · $264/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: $25,233
• − Mortgage interest: −$12,884
• − Property taxes: −$3,166
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$6,691
• Taxable loss: −$2,695
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,791/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): 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

+229.0% since first listed

35 events — show timeline

• 2026-05-22 Listed $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-20 Sold (MLS) $64,300 RASM
• 2015-02-20 Sold (MLS) $64,300 LSAR
• 2015-02-20 Sold (MLS) $64,300 NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-24 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-24 Price Changed $64,300 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-20 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-20 Listed $64,300 RASM
• 2014-05-20 Listed $64,300 LSAR
• 2004-08-11 Sold (Public Records) $155,900 Public Records
• 2004-08-06 Sold (MLS) $155,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-07 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-27 Sold (Public Records) $127,500 Public Records
• 2002-02-27 Sold (MLS) $127,500 NORTHSTARMLS as Distributed by MLS Grid
• 2002-01-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-28 Listed $124,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-21 Listed $133,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-08-08 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-02-15 Sold (Public Records) $63,638 Public Records
• 1995-01-31 Sold (MLS) $63,638 NORTHSTARMLS as Distributed by MLS Grid
• 1995-01-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-26 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-10-13 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-08-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-26 Listed $66,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-25 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $3,166 · -8.0% YoY. Source: county tax records.