2725 Dupont Ave S · Minneapolis, MN 55408

$484,900

6 bd · 3.0 ba · 2,715 sqft · Other public records · 36 Days on market

Built 1900 4,356 sqft lot $179/sqft · at area comps Est $564k · 14% 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 +18.3/30.0
• ARV discount +13.8/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Sewer Line last Fall! Prime Uptown location to owner-occupy or add to your investment portfolio! This up/down duplex features a 2BR/1BA in the main unit and a 4BR/2BA in the upper unit. Unit 1 features original inlaid hardwood floors, high ceilings and spacious bedrooms. Unit 2 has been remodeled and features a lovely open concept main living area with beautiful kitchen, center island and spacious rooms. There are 2 bedrooms on the upper level and 2 more + full bath on the 3rd level! Great location near transportation, shopping and close to the area lakes!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Two total units (one 2-bed/1-bath unit and one 4-bed/2-bath + additional 3/4 bath unit)
• Financial info: Rental license: Standard (active); Gross annual income reported: $42,540; Net operating income reported: $7,384; Expenses reported: Water/Sewer $2,385.64; Electric $515; Insurance $2,616; Maintenance $3,939; Other $7,333

Exterior

• Parking: Detached or attached concrete parking area; 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential income property — duplex (up and down); More than 2 stories; Above-grade finished area about 3,200 sq ft; Below-grade area about 1,116 (foundation area)
• Construction: Block foundation
• Exterior features: Vinyl and wood exterior; Light tree coverage; Public transit within six blocks; City street frontage with curbs, paved streets and sidewalks; No pool

Interior

• Bedrooms: 6 total bedrooms
• Bathrooms: Multiple bathrooms across units (total: 3 full, 1 three-quarter implied by unit breakdown)
• Heating & cooling: Boiler heating
• Interior features: Unfinished block basement; Boiler heating

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $485k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $485k).
• Recommended offer: $470k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+4.8%/yr); 175 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $4,894/mo this rent would consume 84% of the median local household income ($70k/yr) (locally 2619% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 36 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.

Risks & watch-outs

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

Recommended offer $470,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.01% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $563,600
• List price: $484,900
• Delta: -13.96%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-41,600
• Equity at exit: $72,300

10-year hold

• IRR: 3.6%
• Equity multiple: 1.28×
• Total profit: $38,033
• Equity at exit: $41,925

Cash invested: $135,772 (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 55408

• Rents YoY: 4.8%
• Active inventory: 175
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,894 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$682 /mo · $8,179/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,028
• Net cashflow: $439

Break-even live

Break-even rent $4,337

Max offer price $484,900

Occupancy floor 86%

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: $121,225
• Closing costs: $14,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Colfax Ave S Unit 1250755P Minneapolis, MN	5.0	3.5	2088	$6,923	$3.32	3d	1	0.11mi
911 W 31st St Minneapolis, MN	6.0	3.0	2200	$3,850	$1.75	44d	1	0.47mi
911 W 31st St Unit 1 Minneapolis, MN	6.0	3.0	2200	$3,895	$1.77	44d	1	0.47mi

Listing history 45 events

1. 2026-06-18
   days on market $484,900 Active 36 DOM
2. 2026-06-17
   days on market $484,900 Active 35 DOM
3. 2026-06-16
   days on market $484,900 Active 34 DOM
4. 2026-06-15
   days on market $484,900 Active 33 DOM
5. 2026-06-13
   days on market $484,900 Active 31 DOM
6. 2026-06-09
   days on market $484,900 Active 27 DOM
7. 2026-06-08
   days on market $484,900 Active 26 DOM
8. 2026-06-07
   pricedays on market $484,900 Active 25 DOM
9. 2026-06-04
   days on market $499,900 Active 22 DOM
10. 2026-06-03
    days on market $499,900 Active 21 DOM
11. 2026-06-02
    days on market $499,900 Active 20 DOM
12. 2026-06-01
    days on market $499,900 Active 19 DOM
13. 2026-05-31
    days on market $499,900 Active 18 DOM
14. 2026-05-14
    listed $499,900 Active 791-char remark
15. 2026-05-06
    historical $499,900 791-char remark
16. 2026-01-26
    historical $1,545
17. 2025-11-19
    price $1,545
18. 2025-11-09
    price $1,645
19. 2025-10-31
    listed $1,745
20. 2025-01-20
    historical $1,795
21. 2024-11-21
    listed $1,795
22. 2024-11-13
    historical $1,795
23. 2024-10-20
    price $1,795
24. 2024-10-04
    price $1,895
25. 2024-09-15
    price $1,995
26. 2024-09-09
    price $2,045
27. 2024-08-23
    price $2,195
28. 2024-07-26
    listed $2,375
29. 2022-04-06
    soldstatus $491,000
30. 2022-03-31
    soldstatus $491,000 Sold 573-char remark

    Show marketing remark (573 chars)

    Brand New Sewer Line last Fall! Prime Uptown location to owner-occupy or add to your investment portfolio! This up/down duplex features a 2BR/1BA in the main unit and a 4BR/2BA in the upper unit. Unit 1 features original inlaid hardwood floors, high ceilings and spacious bedrooms. Unit 2 has been remodeled and features a lovely open concept main living area with beautiful kitchen, center island and spacious rooms. There are 2 bedrooms on the upper level and 2 more + full bath on the 3rd level! Great location near transportation, shopping and close to the area lakes!

31. 2022-03-25
    status Pending 573-char remark

    Show marketing remark (573 chars)

    Brand New Sewer Line last Fall! Prime Uptown location to owner-occupy or add to your investment portfolio! This up/down duplex features a 2BR/1BA in the main unit and a 4BR/2BA in the upper unit. Unit 1 features original inlaid hardwood floors, high ceilings and spacious bedrooms. Unit 2 has been remodeled and features a lovely open concept main living area with beautiful kitchen, center island and spacious rooms. There are 2 bedrooms on the upper level and 2 more + full bath on the 3rd level! Great location near transportation, shopping and close to the area lakes!

32. 2022-03-13
    price $2,325
33. 2022-03-09
    price $515,000 573-char remark

    Show marketing remark (573 chars)

    Brand New Sewer Line last Fall! Prime Uptown location to owner-occupy or add to your investment portfolio! This up/down duplex features a 2BR/1BA in the main unit and a 4BR/2BA in the upper unit. Unit 1 features original inlaid hardwood floors, high ceilings and spacious bedrooms. Unit 2 has been remodeled and features a lovely open concept main living area with beautiful kitchen, center island and spacious rooms. There are 2 bedrooms on the upper level and 2 more + full bath on the 3rd level! Great location near transportation, shopping and close to the area lakes!

34. 2022-03-08
    listed $540,000 Active 573-char remark

    Show marketing remark (573 chars)

    Brand New Sewer Line last Fall! Prime Uptown location to owner-occupy or add to your investment portfolio! This up/down duplex features a 2BR/1BA in the main unit and a 4BR/2BA in the upper unit. Unit 1 features original inlaid hardwood floors, high ceilings and spacious bedrooms. Unit 2 has been remodeled and features a lovely open concept main living area with beautiful kitchen, center island and spacious rooms. There are 2 bedrooms on the upper level and 2 more + full bath on the 3rd level! Great location near transportation, shopping and close to the area lakes!

35. 2022-03-05
    historical
36. 2022-02-07
    price $540,000
37. 2021-11-29
    price $559,900
38. 2021-09-01
    price $579,000
39. 2021-08-16
    listed $599,900 Active
40. 2021-08-13
    historical
41. 2012-12-14
    soldstatus $262,000
42. 2012-12-12
    soldstatus $262,000
43. 2012-12-01
    historical
44. 2012-11-17
    listed $269,000
45. 1984-07-01
    soldstatus $55,000

ⓘ 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: $8,179 · $682/mo
• Projected year-2 tax: $8,179 · $682/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: $58,723
• − Mortgage interest: −$27,162
• − Property taxes: −$8,179
• − Insurance: −$2,424
• − Repairs & maintenance: −$4,698
• − Management: −$4,698
• − Depreciation: −$14,106
• Taxable loss: −$2,545
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $5,884/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): 31,507
• Household income: $70,326
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 2619.0

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 0.60)
• Race & ethnicity: White 59% Black 17% Hispanic / Latino 11% Two or more races 9% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 8% Romanian 6% Lithuanian 3%
• Foreign-born: 15% · Canada, South Korea, Vietnam
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 1% 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: ▼ -148.08%
• Current HPI: 256.0491
• Rent YoY: ▲ 4.77%
• 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

+781.6% since first listed

33 events — show timeline

• 2026-06-05 Price Changed $484,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $499,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $499,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Rental Removed $1,545 RentEngineListings
• 2025-11-19 Price Changed $1,545 RentEngineListings
• 2025-11-09 Price Changed $1,645 RentEngineListings
• 2025-10-31 Listed for Rent $1,745 RentEngineListings
• 2025-01-20 Rental Removed $1,795 SHOWMOJO
• 2024-11-21 Listed for Rent $1,795 SHOWMOJO
• 2024-11-13 Rental Removed $1,795 SHOWMOJO
• 2024-10-20 Price Changed $1,795 SHOWMOJO
• 2024-10-04 Price Changed $1,895 SHOWMOJO
• 2024-09-15 Price Changed $1,995 SHOWMOJO
• 2024-09-09 Price Changed $2,045 SHOWMOJO
• 2024-08-23 Price Changed $2,195 SHOWMOJO
• 2024-07-26 Listed for Rent $2,375 SHOWMOJO
• 2022-04-06 Sold (Public Records) $491,000 Public Records
• 2022-03-31 Sold (MLS) $491,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-13 Price Changed $2,325 RENT.
• 2022-03-09 Price Changed $515,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-08 Listed $540,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-07 Price Changed $540,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-29 Price Changed $559,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-01 Price Changed $579,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-16 Listed $599,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-13 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2012-12-14 Sold (Public Records) $262,000 Public Records
• 2012-12-12 Sold (MLS) $262,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-12-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-17 Listed $269,000 NORTHSTARMLS as Distributed by MLS Grid
• 1984-07-01 Sold (Public Records) $55,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $8,179 · +7.6% YoY. Source: county tax records.