4710 58th Ave N #208 · Crystal, MN 55429

$100,000

2 bd · 2.0 ba · 1,115 sqft · Condo public records · 55 Days on market

Built 1979 $783/mo HOA · 49% of rent

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.4/30.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom, 2 bathroom condo located in Crystal! When you walk in you'll find a spacious living area, kitchen and dining space! The kitchen has plenty of storage and counter space making cooking a breeze! The primary bedroom has a private bath and large closet. Grab this for under 100,000 and do a few items to make it your own! Relax on your private, screened balcony. Other building highlights include heated underground parking, heated outdoor pool, hot tub and sauna, a woodworking studio, library, and meeting room. Ideally situated near shopping, restaurants, parks, and scenic walking trails—with quick access to major highways.

Key facts

• Hot tub
• Spacious living area
• Sauna

Tags

• SPACIOUS LIVING AREA
• PRIVATE SCREENED BALCONY
• HEATED UNDERGROUND PARKING
• HEATED OUTDOOR POOL
• HOT TUB
• SAUNA

Property features AI

Finance

• Other: Public transit within six blocks; Directions: Brooklyn Blvd to Bass Lake Road, west to 58th, right to condo
• HOA & community: Omega association with monthly fee; Association fee includes cable TV, gas, heating, lawn care, grounds maintenance, parking, professional management, sewer, shared amenities, snow removal, and water; Building amenities include elevator(s), in-ground sprinkler system, and sauna; Shared community rooms

Exterior

• Parking: Assigned parking; Attached heated and insulated garage with garage door opener and floor drain; Guest parking; Underground parking; Storage in garage
• Security: Building security system
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential attached property; One story; Main floor primary bedroom
• Construction: Shingle roof (age 8 years or less); Foundation area present
• Exterior features: Deck (including enclosed and screened options); Wood exterior; In-ground sprinkler system; Hot tub

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: One full bath; One three-quarter bath
• Heating & cooling: Baseboard heating; Boiler; Central air conditioning
• Interior features: All living facilities on one level; Main floor bedroom; Main floor laundry; Accessible elevator installed; Ceiling fan(s); Intercom system; Local area network; Security system; Washer/Dryer hookup
• Laundry & utility: Washer/Dryer hookup (main floor)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $54k (46.1% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $54k (46.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#33 in MN, #1,041 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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.
• Zoned schools: Northport Elementary (math 22% / reading 27%, grade F, #722 of 857 statewide, top 85%, 483 students, 86% FRL); Robbinsdale Middle (math 8% / reading 33%, grade F, #232 of 258 statewide, top 90%, 632 students, 77% FRL); Robbinsdale Cooper Senior High (math 12% / reading 42%, grade F, #369 of 471 statewide, top 79%, 1,630 students, 75% FRL) — zoned schools average 80% FRL vs 41% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 33y 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: HOA is 49% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,935 (46.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
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: 1.59% ✓
• Cap rate: 3.16%
• Cash-on-cash: -11.18%
• DSCR: 0.50
• GRM: 5.2

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: -35.7%
• Equity multiple: -0.15×
• Total profit: $-32,280
• Equity at exit: $14,910

10-year hold

• IRR: -42.6%
• Equity multiple: -0.69×
• Total profit: $-47,332
• Equity at exit: $8,646

Cash invested: $28,000 (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: 84
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$524
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$42
• HOA: −$783
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-261

Break-even live

Break-even rent $1,922

Max offer price $53,935

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-232	+0% $-261	+5% $-289	+10% $-317
Rent	-10% $-386	-5% $-324	+0% $-261	+5% $-198	+10% $-135
Rate	-1.0pp $-210	-0.5pp $-235	base $-261	+0.5pp $-287	+1.0pp $-313

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4539 58th Ave N Minneapolis, MN	1.0–2.0	1.0–1.5	937	$1,575	$1.68	45d	1	0.15mi
5600 Vera Cruz Ave N Minneapolis, MN	3.0	1.0	1040	$1,916	$1.84	21d	1	0.64mi
3907 65th Ave N Minneapolis, MN	1.0–2.0	1.0	775	$1,395	$1.80	0d	9	0.83mi
3413 53rd Ave N Minneapolis, MN	2.0	1.0	950	$1,469	$1.55	4d	1	1.02mi
3417 65th Ave N Unit 06_102 Brooklyn Center, MN	2.0	1.0	850	$1,449	$1.70	45d	1	1.04mi
3417 65th Ave N Minneapolis, MN	2.0	1.0	850	$1,425	$1.68	45d	1	1.04mi
6601 Unity Ave N Minneapolis, MN	3.0	2.0	1200	$2,100	$1.75	1d	1	1.06mi
5450 Douglas Dr N Minneapolis, MN	1.0	1.0	850	$1,416	$1.67	45d	1	1.09mi
6455 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	807	$1,455	$1.80	1d	11	1.10mi
2850 Northway Dr Brooklyn Center, MN	1.0–2.0	1.0	1000	$1,425	$1.43	6d	3	1.15mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,409	$1.66	14d	3	1.17mi
4819 Azelia Ave N Unit 8 Minneapolis, MN	1.0	1.0	700	$1,050	$1.50	5d	1	1.20mi
4200 Lake Breeze Ave N Unit 1 Brooklyn Center, MN	2.0	1.0	1100	$1,250	$1.14	26d	1	1.23mi
6813 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	14d	2	1.27mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	45d	3	1.29mi
6817 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	45d	1	1.29mi
6808 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	16d	1	1.29mi
6844 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	45d	1	1.31mi
4207 Lakeside Ave N Minneapolis, MN	2.0	2.0	1030	$1,325	$1.29	45d	1	1.38mi
5109 48th Ave N Minneapolis, MN	3.0	1.0	1032	$1,995	$1.93	45d	1	1.39mi
4201 Lakeside Ave N #111 Minneapolis, MN	2.0	2.0	1080	$1,990	$1.84	23d	1	1.40mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,435	$1.91	26d	11	1.41mi
6810 63rd Ave N Brooklyn Park, MN	2.0	1.0	890	$1,550	$1.74	45d	1	1.43mi
6802 63rd Ave N Brooklyn Park, MN	1.0–2.0	1.0	827	$1,550	$1.87	22d	1	1.48mi

HOA detail condo

• Monthly dues: $783 · $9,396/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $100,000 Active 55 DOM
2. 2026-06-18
   days on market $100,000 Active 52 DOM
3. 2026-06-17
   days on market $100,000 Active 51 DOM
4. 2026-06-16
   days on market $100,000 Active 50 DOM
5. 2026-06-15
   days on market $100,000 Active 49 DOM
6. 2026-06-13
   days on market $100,000 Active 47 DOM
7. 2026-06-13
   days on market $100,000 Active 46 DOM
8. 2026-06-09
   days on market $100,000 Active 43 DOM
9. 2026-06-08
   days on market $100,000 Active 42 DOM
10. 2026-06-07
    days on market $100,000 Active 41 DOM
11. 2026-06-04
    days on market $100,000 Active 38 DOM
12. 2026-06-03
    days on market $100,000 Active 37 DOM
13. 2026-06-02
    days on market $100,000 Active 36 DOM
14. 2026-06-01
    days on market $100,000 Active 35 DOM
15. 2026-05-31
    days on market $100,000 Active 34 DOM
16. 2026-04-27
    listed $100,000 Active 642-char remark
17. 2026-04-11
    historical
18. 2026-01-08
    listed $99,999 Active
19. 2026-01-08
    historical
20. 2025-11-12
    price $99,999
21. 2025-10-10
    listed $120,000 Active
22. 2025-10-10
    historical
23. 2025-02-07
    price $120,000
24. 2024-10-09
    listed $130,000 Active
25. 2024-10-06
    historical
26. 2024-05-31
    price $134,900
27. 2024-04-05
    listed $139,900 Active
28. 2021-09-02
    soldstatus $125,000
29. 2021-08-31
    soldstatus $125,000 Sold
30. 2021-08-16
    status Pending
31. 2021-08-09
    historical Contingent - Inspection
32. 2021-07-24
    price $129,900
33. 2021-07-02
    price $139,900
34. 2021-06-18
    price $144,900
35. 2021-06-03
    listed $146,900 Active
36. 2021-05-14
    soldstatus $128,900
37. 2012-02-29
    soldstatus $73,000
38. 2012-01-24
    historical
39. 2011-12-18
    listed $73,000
40. 2011-12-17
    historical
41. 2011-10-01
    listed $73,000
42. 2011-08-29
    soldstatus $35,000
43. 2011-08-05
    historical
44. 2011-06-08
    listed $40,000
45. 2011-06-07
    historical
46. 2011-01-28
    listed $59,900
47. 2010-11-17
    historical
48. 2010-08-22
    listed $94,500
49. 1993-09-16
    soldstatus $62,000
50. 1993-08-31
    soldstatus $62,000

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,098
• − Mortgage interest: −$5,602
• − Property taxes: −$2,028
• − Insurance: −$500
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$9,396
• − Depreciation: −$2,909
• Taxable loss: −$4,392
• Est. tax savings @ 24.0%: +$1,054
• After-tax cash flow: $-2,075/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 — Crystal

• Score: 83/100
• State rank: #33
• US rank: #1041

Category grades

Amenities C Commute A+ Cost of living B+ Crime C Employment A+ Housing A+ Health & safety A User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal, MN
• City population: 24,764
• 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

+41.4% since first listed

39 events — show timeline

• 2026-04-27 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Listed $99,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $99,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-10 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-07 Price Changed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-09 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-31 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-05 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-02 Sold (Public Records) $125,000 Public Records
• 2021-08-31 Sold (MLS) $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-24 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-02 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-18 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-03 Listed $146,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-14 Sold (Public Records) $128,900 Public Records
• 2012-02-29 Sold (MLS) $73,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-01-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-18 Listed $73,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-01 Listed $73,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-29 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-08 Listed $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-28 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-22 Listed $94,500 NORTHSTARMLS as Distributed by MLS Grid
• 1993-09-16 Sold (Public Records) $62,000 Public Records
• 1993-08-31 Sold (MLS) $62,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-07-13 Listed $69,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-07-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-13 Listed $66,900 NORTHSTARMLS as Distributed by MLS Grid
• 1980-07-01 Sold (Public Records) $70,700 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,028 · +8.8% YoY. Source: county tax records.