3909 81st Ave N · Brooklyn Park, MN 55443

$325,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 12 Days on market

Built 1971 0.25 ac lot $300/sqft · 57% above area Est $364k · 11% under

---

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).

• ARV discount +12.3/15.0
• Cash flow +4.3/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Delightful single-owner split entry home has 3 large bedrooms with hardwood floors on upper level! This smoke-free & pet-free home has a large family room with wood burning fireplace & new carpet in lower level. Rough-in for additional bath & 4th bedroom down. Kitchen features new dishwasher, hood & gas range. Central foyer leads to beautiful LR with south facing sliding doors that open to a large deck with steps to fenced back yard. Low maintenance exterior & large 2-car attached garage.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1971

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential split-entry (bi-level) home; Main entry level plus lower level
• Construction: Block construction; Block foundation
• Exterior features: Stone and vinyl exterior; Chain link fencing; Lot approximately 0.25 acre (80 x 135)

Interior

• Kitchen: Kitchen with center island and window; Dishwasher; Range; Microwave; Refrigerator; Disposal
• Bedrooms: 4 bedrooms (three on main level; one on lower level)
• Bathrooms: 2 full bathrooms (one on upper level/main, one in full basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with egress windows; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer (hookup present); Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-865 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (47.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (50.7% below list).
• Recommended offer: $160k (50.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, schools D, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.3%/yr); 169 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $10k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $192k; list at $325k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $160,081 (50.7% 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. Built in 1971 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.49% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.41%
• DSCR: 0.49
• GRM: 16.9

CMA / ARV

• ARV (median comp): $364,001
• List price: $325,000
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -34.0%
• Equity multiple: -0.13×
• Total profit: $-102,403
• Equity at exit: $48,459

10-year hold

• IRR: -29.1%
• Equity multiple: -0.50×
• Total profit: $-136,537
• Equity at exit: $28,100

Cash invested: $91,000 (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 55443

• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$290 /mo · $3,483/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-865

Break-even live

Break-even rent $2,696

Max offer price $172,134

Occupancy floor —

Sensitivity live

Price	-10% $-681	-5% $-773	+0% $-865	+5% $-957	+10% $-1,049
Rent	-10% $-992	-5% $-929	+0% $-865	+5% $-802	+10% $-739
Rate	-1.0pp $-702	-0.5pp $-783	base $-865	+0.5pp $-950	+1.0pp $-1,035

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8447 Regent Ave N Minneapolis, MN	1.0–2.0	1.0–2.0	1000	$1,555	$1.55	2d	5	0.88mi
5528 Brookdale Dr N Minneapolis, MN	3.0	2.0	1400	$2,195	$1.57	44d	1	1.09mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	2d	10	1.13mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,579	$2.04	44d	1	1.14mi
8304 Zane Ave N Unit North-312 Minneapolis, MN	2.0	1.5	1000	$1,195	$1.20	5d	1	1.14mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	18d	3	1.15mi
8308 Zane Ave N Unit North-106 Brooklyn Park, MN	2.0	1.5	1000	$1,195	$1.20	5d	1	1.16mi
8300 Zane Ave N Minneapolis, MN	1.0–2.0	1.0–1.5	868	$1,195	$1.38	5d	5	1.19mi
7870 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	760	$1,375	$1.81	2d	12	1.19mi
8316 Zane Ave N Unit NORTH-207 Brooklyn Park, MN	3.0	1.5	1370	$1,695	$1.24	44d	1	1.20mi
8217 Zane Ct N Unit 8221 Minneapolis, MN	2.0	1.0	1000	$1,575	$1.57	3d	1	1.23mi
7021 Brooklyn Blvd Unit 7021-216 Brooklyn Center, MN	2.0	1.0	825	$1,399	$1.70	44d	1	1.39mi
8425 Brunswick Ave N Minneapolis, MN	2.0	1.0	1032	$1,850	$1.79	44d	1	1.49mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	15d	1	1.50mi

Listing history 14 events

1. 2026-06-08
   status $325,000 Pending 12 DOM
2. 2026-06-07
   days on market $325,000 Contingent - Inspection 12 DOM
3. 2026-06-04
   days on market $325,000 Contingent - Inspection 9 DOM
4. 2026-06-03
   statusdays on market $325,000 Contingent - Inspection 8 DOM
5. 2026-06-02
   days on market $325,000 Active 7 DOM
6. 2026-06-01
   days on market $325,000 Active 6 DOM
7. 2026-05-31
   days on market $325,000 Active 5 DOM
8. 2026-05-15
   listed $325,000 Active
9. 2026-05-13
   historical
10. 2017-04-18
    soldstatus $192,000 Sold 513-char remark

    Show marketing remark (513 chars)

    Delightful single-owner split entry home has 3 large bedrooms with hardwood floors on upper level! This smoke-free & pet-free home has a large family room with wood burning fireplace & new carpet in lower level. Rough-in for additional bath & 4th bedroom down. Kitchen features new dishwasher, hood & gas range. Central foyer leads to beautiful LR with south facing sliding doors that open to a large deck with steps to fenced back yard. Low maintenance exterior & large 2-car attached garage.

11. 2017-04-10
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Delightful single-owner split entry home has 3 large bedrooms with hardwood floors on upper level! This smoke-free & pet-free home has a large family room with wood burning fireplace & new carpet in lower level. Rough-in for additional bath & 4th bedroom down. Kitchen features new dishwasher, hood & gas range. Central foyer leads to beautiful LR with south facing sliding doors that open to a large deck with steps to fenced back yard. Low maintenance exterior & large 2-car attached garage.

12. 2017-02-20
    historical Contingent - Inspection 513-char remark

    Show marketing remark (513 chars)

    Delightful single-owner split entry home has 3 large bedrooms with hardwood floors on upper level! This smoke-free & pet-free home has a large family room with wood burning fireplace & new carpet in lower level. Rough-in for additional bath & 4th bedroom down. Kitchen features new dishwasher, hood & gas range. Central foyer leads to beautiful LR with south facing sliding doors that open to a large deck with steps to fenced back yard. Low maintenance exterior & large 2-car attached garage.

13. 2017-02-17
    listed $179,500 Active 513-char remark

    Show marketing remark (513 chars)

    Delightful single-owner split entry home has 3 large bedrooms with hardwood floors on upper level! This smoke-free & pet-free home has a large family room with wood burning fireplace & new carpet in lower level. Rough-in for additional bath & 4th bedroom down. Kitchen features new dishwasher, hood & gas range. Central foyer leads to beautiful LR with south facing sliding doors that open to a large deck with steps to fenced back yard. Low maintenance exterior & large 2-car attached garage.

14. 1971-04-01
    soldstatus $31,250

ⓘ 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: $3,483 · $290/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: +$79/yr (+$7/mo · 2.3%)

ⓘ 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 ≥100°F today · 14 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: $19,210
• − Mortgage interest: −$18,205
• − Property taxes: −$3,483
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$9,455
• Taxable loss: −$16,631
• Est. tax savings @ 24.0%: +$3,991
• After-tax cash flow: $-6,393/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,660
• Household income: $95,082
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 968.0

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 0.71)
• Race & ethnicity: White 40% Black 30% Asian 19% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 7% Swiss 4% Romanian 3%
• Foreign-born: 25% · Vietnam, Canada, South Korea
• Languages at home: 71% English-only · Other Asian/Pacific 10% Vietnamese 4% Spanish 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: ▼ -199.26%
• Current HPI: 206.3855
• Rent YoY: ▲ 6.26%
• 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

+940.0% since first listed

10 events — show timeline

• 2026-06-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-18 Sold (MLS) $192,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-17 Listed $179,500 NORTHSTARMLS as Distributed by MLS Grid
• 1971-04-01 Sold (Public Records) $31,250 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,483 · -4.8% YoY. Source: county tax records.