4531 Oliver Ave N · Minneapolis, MN 55412

$265,000

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 9 Days on market

Built 1974 5,227 sqft lot $175/sqft · 29% below area Est $378k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated, open-concept one level living just off Victory Memorial Drive. Oak hardwood floors throughout the living room, dining room, and kitchen. NEW carpet in the lower level family room, office area, and largest main floor bedroom. NEW siding, NEW furnace, privacy fenced back yard. Rough-in for second bath in the laundry room and 150 amp circuit breaker panel. Updated kitchen includes stainless appliance suite and additional cabinet/counter space. Good ceiling height in the lower level. Detached, two car garage. Enjoy nearby Pickles/Emily's Cafe, Tori 44, Dancing Bear Chocolate Shop, Hot Comics and Collectibles, North Market, Webber Park & Pool, and Webber Library.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Financial info: Conventional financing available

Exterior

• Parking: Heated attached garage with garage door opener; Asphalt driveway; 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One level
• Construction: Block construction; Age-over-8-years roof; Foundation area approximately 1,008 sq. ft.; Other structures include garage(s)
• Exterior features: Metal and vinyl exterior; Privacy wood fencing; Public transit within about 6 blocks; Garage(s) on property

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher; Kitchen window
• Bedrooms: Three bedrooms total; Main floor bedroom; Bedroom (Main) — 13x13; Bedroom 2 (Main) — 13x13; Bedroom 3 (Lower) — 12x12
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main floor full bathroom and rough-in for additional bath; Basement is block construction, full and partially finished; Living/dining room combination; Kitchen window; Paneled doors; Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Gas water heater; Utility room (Lower) — 12x12

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (27.1% below list).
• Recommended offer: $193k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 (+6.3%/yr); 169 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 34% of the median local income ($69k/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 $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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.

Recommended offer $193,114 (27.1% 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. Built in 1974 — 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. 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: 0.73% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.4

CMA / ARV

• ARV (median comp): $377,508
• List price: $265,000
• Delta: -29.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.27×
• Total profit: $-53,820
• Equity at exit: $39,512

10-year hold

• IRR: -7.5%
• Equity multiple: 0.46×
• Total profit: $-39,929
• Equity at exit: $22,912

Cash invested: $74,200 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$302 /mo · $3,625/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-277

Break-even live

Break-even rent $2,281

Max offer price $216,135

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 Logan Ave N Minneapolis, MN	3.0	2.0	1748	$1,974	$1.13	22d	1	0.82mi
5301 Russell Ave N Minneapolis, MN	3.0	1.0	1200	$2,000	$1.67	44d	1	0.95mi
4199 46th Ave N Robbinsdale, MN	1.0–4.0	1.0–1.5	1070	$1,713	$1.60	2d	12	1.22mi
4357 45th Ave N Unit 4357 Robbinsdale, MN	2.0	1.5	1650	$1,995	$1.21	11d	1	1.34mi
4201 Lakeside Ave N #111 Minneapolis, MN	2.0	2.0	1080	$1,990	$1.84	22d	1	1.41mi
4200 Lake Breeze Ave N Unit 1 Brooklyn Center, MN	2.0	1.0	1100	$1,250	$1.14	24d	1	1.45mi
4600 Lake Road Ave Minneapolis, MN	2.0	1.0–2.0	855	$2,945	$3.44	44d	32	1.45mi
4600 Lake Road Ave Minneapolis, MN	2.0	1.0–2.0	855	$2,845	$3.33	2d	34	1.45mi

Listing history 20 events

1. 2026-05-16
   status Pending 850-char remark
2. 2026-05-11
   historical Contingent - Inspection 850-char remark
3. 2026-05-07
   listed $265,000 Active 850-char remark
4. 2024-09-05
   soldstatus $253,000
5. 2021-05-06
   soldstatus $265,000
6. 2021-05-03
   soldstatus $265,000 Sold 683-char remark

   Show marketing remark (683 chars)

   Renovated, open-concept one level living just off Victory Memorial Drive. Oak hardwood floors throughout the living room, dining room, and kitchen. NEW carpet in the lower level family room, office area, and largest main floor bedroom. NEW siding, NEW furnace, privacy fenced back yard. Rough-in for second bath in the laundry room and 150 amp circuit breaker panel. Updated kitchen includes stainless appliance suite and additional cabinet/counter space. Good ceiling height in the lower level. Detached, two car garage. Enjoy nearby Pickles/Emily's Cafe, Tori 44, Dancing Bear Chocolate Shop, Hot Comics and Collectibles, North Market, Webber Park & Pool, and Webber Library.

7. 2021-04-19
   status Pending 683-char remark

   Show marketing remark (683 chars)

   Renovated, open-concept one level living just off Victory Memorial Drive. Oak hardwood floors throughout the living room, dining room, and kitchen. NEW carpet in the lower level family room, office area, and largest main floor bedroom. NEW siding, NEW furnace, privacy fenced back yard. Rough-in for second bath in the laundry room and 150 amp circuit breaker panel. Updated kitchen includes stainless appliance suite and additional cabinet/counter space. Good ceiling height in the lower level. Detached, two car garage. Enjoy nearby Pickles/Emily's Cafe, Tori 44, Dancing Bear Chocolate Shop, Hot Comics and Collectibles, North Market, Webber Park & Pool, and Webber Library.

8. 2021-04-15
   listed $229,900 Active 683-char remark

   Show marketing remark (683 chars)

   Renovated, open-concept one level living just off Victory Memorial Drive. Oak hardwood floors throughout the living room, dining room, and kitchen. NEW carpet in the lower level family room, office area, and largest main floor bedroom. NEW siding, NEW furnace, privacy fenced back yard. Rough-in for second bath in the laundry room and 150 amp circuit breaker panel. Updated kitchen includes stainless appliance suite and additional cabinet/counter space. Good ceiling height in the lower level. Detached, two car garage. Enjoy nearby Pickles/Emily's Cafe, Tori 44, Dancing Bear Chocolate Shop, Hot Comics and Collectibles, North Market, Webber Park & Pool, and Webber Library.

9. 2021-04-12
   historical $229,900 683-char remark

   Show marketing remark (683 chars)

   Renovated, open-concept one level living just off Victory Memorial Drive. Oak hardwood floors throughout the living room, dining room, and kitchen. NEW carpet in the lower level family room, office area, and largest main floor bedroom. NEW siding, NEW furnace, privacy fenced back yard. Rough-in for second bath in the laundry room and 150 amp circuit breaker panel. Updated kitchen includes stainless appliance suite and additional cabinet/counter space. Good ceiling height in the lower level. Detached, two car garage. Enjoy nearby Pickles/Emily's Cafe, Tori 44, Dancing Bear Chocolate Shop, Hot Comics and Collectibles, North Market, Webber Park & Pool, and Webber Library.

10. 2013-05-16
    soldstatus $97,000
11. 2013-04-25
    soldstatus $97,000

    Show marketing remark (259 chars)

    Cute, Clean 1 story right off of Memorial Parkway. 2 bedroom, 1 bath with New paint throughout home. New Blinds, Hot water heater & garage door opener plus lots more updates. Nice 2 car garage plus a shed, Trad Seller, Quick Close Poss. See Supplements.

12. 2013-03-30
    historical

    Show marketing remark (259 chars)

    Cute, Clean 1 story right off of Memorial Parkway. 2 bedroom, 1 bath with New paint throughout home. New Blinds, Hot water heater & garage door opener plus lots more updates. Nice 2 car garage plus a shed, Trad Seller, Quick Close Poss. See Supplements.

13. 2013-03-08
    listed $97,000

    Show marketing remark (259 chars)

    Cute, Clean 1 story right off of Memorial Parkway. 2 bedroom, 1 bath with New paint throughout home. New Blinds, Hot water heater & garage door opener plus lots more updates. Nice 2 car garage plus a shed, Trad Seller, Quick Close Poss. See Supplements.

14. 2000-05-31
    soldstatus $110,000
15. 2000-05-19
    soldstatus $110,000
16. 2000-03-03
    historical
17. 2000-03-03
    listed $110,000
18. 1999-10-22
    historical
19. 1999-10-04
    listed $109,900
20. 1991-06-13
    soldstatus $64,900

ⓘ 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: $3,625 · $302/mo
• Projected year-2 tax: $3,625 · $302/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: $23,174
• − Mortgage interest: −$14,844
• − Property taxes: −$3,625
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$7,709
• Taxable loss: −$8,038
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $-1,390/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): 24,460
• Household income: $68,682
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 913.0

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 0.73)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 9% Other Asian/Pacific 7% Tagalog/Filipino 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: ▼ -109.98%
• Current HPI: 298.1414
• Rent YoY: ▲ 6.35%
• 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

+308.3% since first listed

20 events — show timeline

• 2026-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-05 Sold (Public Records) $253,000 Public Records
• 2021-05-06 Sold (Public Records) $265,000 Public Records
• 2021-05-03 Sold (MLS) $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-15 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-12 Coming Soon $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-16 Sold (Public Records) $97,000 Public Records
• 2013-04-25 Sold (MLS) $97,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-08 Listed $97,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-31 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-19 Sold (Public Records) $110,000 Public Records
• 2000-03-03 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-03-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-04 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 1991-06-13 Sold (Public Records) $64,900 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,625 · +11.5% YoY. Source: county tax records.