4207 Lakeside Ave N #137 · Brooklyn Center, MN 55429

$70,000

2 bd · 1.0 ba · 1,030 sqft · Condo public records · 114 Days on market

Built 1971 $555/mo HOA · 36% of rent

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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 +24.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable first floor unit that is freshly painted, has 2 generous sized bedrooms with new carpet throughout, screened porch where you or your guests can walk over to your door from the parking lot, underground parking for yourself, spacious bathroom (instead of the two tiny ones in most units) featuring jetted soaking tub and separate shower, shared workshop on 3rd floor, billiard room on 2nd floor. The second bedroom has French doors, enabling you to open them up and use the space as a family room instead. Walk out the back side to an in ground pool and sunbathing area and just a few more steps will take you to Twin Lake Beach Park with boat ramp and walking path. In addition, there are other shared facilities; a car wash, sauna, laundry facilities (2nd floor) and exercise room. All conveniently located just off Hwy 100 to get you to all sorts of shopping and dining experiences. Buyer & agent to verify room dimensions.

Key facts

• Hot tub
• Screened-in patio
• Extra storage unit

Tags

• BROOKLYN CENTER LOCATION
• SCREENED-IN PATIO
• UNDERGROUND HEATED GARAGE
• EXTRA STORAGE UNIT
• BUILDING AMENITIES
• HOT TUB

Property features AI

Finance

• Other: Shared building rooms include exercise room and other common spaces
• HOA & community: Has HOA (First Service Residential); Monthly association fee; Association amenities include car wash, laundry/coin-op, elevator(s), in-ground sprinkler system, lobby entrance, porch, sauna, and other shared amenities; HOA fee covers gas, lawn care, grounds maintenance, parking, sewer, shared amenities, snow removal, and water

Exterior

• Parking: Assigned parking; Guest parking available; Parking lot; Underground parking; Storage; 22 garage stalls total; 1 garage space assigned
• Utilities: City water; City sewer; Natural gas; Circuit breaker electrical
• Home design: Attached residential property; One level; Condo; Accessible elevator installed
• Construction: Brick construction; Flat tar-and-gravel roof; No basement
• Exterior features: Screened porch; Stone exterior; Below-ground pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level); Bedroom sizes approx. 11 x 15 and 11 x 13
• Bathrooms: 1 full bathroom on main floor
• Heating & cooling: Boiler heating; Wall-mounted cooling units
• Interior features: Ceiling fans; French doors; All living facilities on one level; Main floor primary bedroom; Walk-in closet; Informal dining area; Accessible elevator installed
• Laundry & utility: Second-floor laundry available; Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Robbinsdale Public School District (suburban): math 24% / reading 44% proficiency, ranked #250 of 301 in MN (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $484 of loan paydown is wiped out by about $2k 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 114 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $29k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 3.8

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,102
• Equity at exit: $10,437

10-year hold

• IRR: 7.4%
• Equity multiple: 1.57×
• Total profit: $11,145
• Equity at exit: $6,052

Cash invested: $19,600 (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 55429

• Active inventory: 85
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$367
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$29
• HOA: −$555
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $139

Break-even live

Break-even rent $1,363

Max offer price $70,000

Occupancy floor 86%

Sensitivity live

Price	-10% $179	-5% $159	+0% $139	+5% $119	+10% $99
Rent	-10% $17	-5% $78	+0% $139	+5% $200	+10% $261
Rate	-1.0pp $174	-0.5pp $157	base $139	+0.5pp $121	+1.0pp $102

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4201 Lakeside Ave N #111 Minneapolis, MN	2.0	2.0	1080	$1,990	$1.84	23d	1	0.03mi
4207 Lakeside Ave N Minneapolis, MN	2.0	2.0	1030	$1,325	$1.29	44d	1	0.04mi
4600 Lake Road Ave Minneapolis, MN	2.0	1.0–2.0	862	$2,845	$3.30	0d	32	0.16mi
4600 Lake Road Ave Minneapolis, MN	2.0	1.0–2.0	855	$2,945	$3.44	44d	32	0.16mi
4200 Lake Breeze Ave N Unit 1 Brooklyn Center, MN	2.0	1.0	1100	$1,250	$1.14	25d	1	0.17mi
4199 46th Ave N Robbinsdale, MN	1.0–4.0	1.0–1.5	1095	$1,713	$1.56	0d	11	0.24mi
4819 Azelia Ave N Unit 8 Minneapolis, MN	1.0	1.0	700	$1,050	$1.50	4d	1	0.24mi
4200 45th Ave N Minneapolis, MN	1.0–2.0	1.0	925	$1,575	$1.70	3d	1	0.34mi
5109 48th Ave N Minneapolis, MN	3.0	1.0	1032	$1,995	$1.93	44d	1	0.40mi
3401 47th Ave N Minneapolis, MN	1.0–2.0	1.0	697	$1,300	$1.86	0d	7	0.57mi
4150 Regent Ave N Minneapolis, MN	1.0	1.0	750	$1,195	$1.59	44d	1	0.76mi
3413 53rd Ave N Minneapolis, MN	2.0	1.0	950	$1,469	$1.55	4d	1	0.85mi
4534 Zane Ave N Minneapolis, MN	3.0	1.0	1272	$2,150	$1.69	44d	1	0.90mi
4225 Xenia Ave N Unit 4227 Robbinsdale, MN	2.0	1.0	1350	$1,800	$1.33	4d	1	0.99mi
5800 42nd Ave N Minneapolis, MN	1.0–2.0	1.0	845	$1,160	$1.37	18d	1	1.01mi
3848 Major Ave N Minneapolis, MN	2.0	1.0	770	$1,674	$2.17	25d	1	1.06mi
5600 Vera Cruz Ave N Minneapolis, MN	3.0	1.0	1040	$1,916	$1.84	21d	1	1.14mi
4032 37th Ave N Unit 4032-201 Robbinsdale, MN	2.0	1.0	1000	$1,299	$1.30	25d	1	1.23mi
4036 37th Ave N Robbinsdale, MN	2.0	1.0	1000	$1,195	$1.20	44d	1	1.24mi
3737 Hubbard Ave N Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	17d	1	1.24mi
3737 Hubbard Ave N Unit 3737-204 Robbinsdale, MN	2.0	1.0	1000	$1,299	$1.30	5d	1	1.24mi
4024 37th Ave N Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	5d	2	1.25mi
4024 37th Ave N Unit 4024-204 Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	4d	1	1.25mi
4028 37th Ave N Unit 4028-202 Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	17d	1	1.25mi
5450 Douglas Dr N Minneapolis, MN	1.0	1.0	850	$1,416	$1.67	44d	1	1.32mi
3711 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0	675	$1,149	$1.70	25d	1	1.32mi
5301 Russell Ave N Minneapolis, MN	3.0	1.0	1200	$2,000	$1.67	44d	1	1.40mi
3600 France Ave N Minneapolis, MN	1.0	1.0	619	$1,745	$2.82	0d	11	1.43mi
4539 58th Ave N Minneapolis, MN	1.0–2.0	1.0–1.5	937	$1,575	$1.68	44d	1	1.45mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-04-28
   status Pending
2. 2026-03-16
   price $70,000
3. 2026-02-25
   historical Contingent - Subject to Statutory Rescission
4. 2026-01-30
   price $94,900
5. 2026-01-04
   listed $99,000 Active
6. 2026-01-04
   historical
7. 2025-12-27
   listed $110,000 Active
8. 2025-12-22
   historical
9. 2024-04-05
   soldstatus $134,900 Sold 940-char remark

   Show marketing remark (940 chars)

   Desirable first floor unit that is freshly painted, has 2 generous sized bedrooms with new carpet throughout, screened porch where you or your guests can walk over to your door from the parking lot, underground parking for yourself, spacious bathroom (instead of the two tiny ones in most units) featuring jetted soaking tub and separate shower, shared workshop on 3rd floor, billiard room on 2nd floor. The second bedroom has French doors, enabling you to open them up and use the space as a family room instead. Walk out the back side to an in ground pool and sunbathing area and just a few more steps will take you to Twin Lake Beach Park with boat ramp and walking path. In addition, there are other shared facilities; a car wash, sauna, laundry facilities (2nd floor) and exercise room. All conveniently located just off Hwy 100 to get you to all sorts of shopping and dining experiences. Buyer & agent to verify room dimensions.

10. 2024-02-23
    historical Contingent - Subject to Statutory Rescission 940-char remark

    Show marketing remark (940 chars)

    Desirable first floor unit that is freshly painted, has 2 generous sized bedrooms with new carpet throughout, screened porch where you or your guests can walk over to your door from the parking lot, underground parking for yourself, spacious bathroom (instead of the two tiny ones in most units) featuring jetted soaking tub and separate shower, shared workshop on 3rd floor, billiard room on 2nd floor. The second bedroom has French doors, enabling you to open them up and use the space as a family room instead. Walk out the back side to an in ground pool and sunbathing area and just a few more steps will take you to Twin Lake Beach Park with boat ramp and walking path. In addition, there are other shared facilities; a car wash, sauna, laundry facilities (2nd floor) and exercise room. All conveniently located just off Hwy 100 to get you to all sorts of shopping and dining experiences. Buyer & agent to verify room dimensions.

11. 2024-02-16
    price $134,900 940-char remark

    Show marketing remark (940 chars)

    Desirable first floor unit that is freshly painted, has 2 generous sized bedrooms with new carpet throughout, screened porch where you or your guests can walk over to your door from the parking lot, underground parking for yourself, spacious bathroom (instead of the two tiny ones in most units) featuring jetted soaking tub and separate shower, shared workshop on 3rd floor, billiard room on 2nd floor. The second bedroom has French doors, enabling you to open them up and use the space as a family room instead. Walk out the back side to an in ground pool and sunbathing area and just a few more steps will take you to Twin Lake Beach Park with boat ramp and walking path. In addition, there are other shared facilities; a car wash, sauna, laundry facilities (2nd floor) and exercise room. All conveniently located just off Hwy 100 to get you to all sorts of shopping and dining experiences. Buyer & agent to verify room dimensions.

12. 2024-01-25
    listed $138,900 Active 940-char remark

    Show marketing remark (940 chars)

    Desirable first floor unit that is freshly painted, has 2 generous sized bedrooms with new carpet throughout, screened porch where you or your guests can walk over to your door from the parking lot, underground parking for yourself, spacious bathroom (instead of the two tiny ones in most units) featuring jetted soaking tub and separate shower, shared workshop on 3rd floor, billiard room on 2nd floor. The second bedroom has French doors, enabling you to open them up and use the space as a family room instead. Walk out the back side to an in ground pool and sunbathing area and just a few more steps will take you to Twin Lake Beach Park with boat ramp and walking path. In addition, there are other shared facilities; a car wash, sauna, laundry facilities (2nd floor) and exercise room. All conveniently located just off Hwy 100 to get you to all sorts of shopping and dining experiences. Buyer & agent to verify room dimensions.

13. 2023-08-04
    soldstatus $135,000 Sold
14. 2023-08-04
    soldstatus $135,000
15. 2023-07-19
    status Pending
16. 2023-06-27
    historical Contingent - Subject to Statutory Rescission
17. 2023-06-23
    listed $135,000 Active
18. 2022-02-14
    soldstatus $117,000
19. 2022-02-01
    soldstatus $117,000 Sold
20. 2022-01-10
    status Pending
21. 2021-12-17
    historical Contingent - Inspection
22. 2021-11-16
    price $125,000
23. 2021-11-10
    listed $135,000 Active
24. 1992-01-07
    soldstatus $37,514
25. 1991-11-01
    soldstatus $37,513

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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: $18,469
• − Mortgage interest: −$3,921
• − Property taxes: −$1,507
• − Insurance: −$350
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$6,660
• − Depreciation: −$2,036
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $1,419/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: Robbinsdale Public School District
• NCES district ID: 2731780
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $60,234
• Composite: 30.42/100
• National rank: #6240
• State rank: #250 of 301 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
• City population: 22,749
• Population (ZIP): 27,570

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: Black 34% White 34% Asian 15% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Swiss 9% Portuguese 5% Romanian 2%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 10% Other Asian/Pacific 9% French/Haitian/Cajun 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: ▼ -228.09%
• Current HPI: 266.119
• Rent YoY: —
• Metro: —
• 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

+86.6% since first listed

25 events — show timeline

• 2026-04-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-04 Listed $99,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-27 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-22 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-05 Sold (MLS) $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-16 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-25 Listed $138,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-04 Sold (Public Records) $135,000 Public Records
• 2023-08-04 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-23 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-14 Sold (Public Records) $117,000 Public Records
• 2022-02-01 Sold (MLS) $117,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-16 Price Changed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-10 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 1992-01-07 Sold (Public Records) $37,514 Public Records
• 1991-11-01 Sold (Public Records) $37,513 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,507 · +11.9% YoY. Source: county tax records.