1925 Elliot Ave · Minneapolis, MN 55404

$219,900

4 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 98 Days on market

Built 1900 6,969 sqft lot $152/sqft · 33% below area Est $353k · 38% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home in Ventura Village. The home is much larger than it appears from the street. With generous room sizes, high ceilings, Hardwood floors and plenty of natural light. Enjoy the formal dining room, convenient 3-season porch and private backyard. Walk to shopping, restaurants, bus line, and more.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (5.8% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+1.0%/yr); 103 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $2,072/mo this rent would consume 59% of the median local household income ($42k/yr) (locally 2999% 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 $2k of loan paydown is wiped out by about $7k 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 98 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (median comp): $352,790
• List price: $219,900
• Delta: -37.67%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-33,643
• Equity at exit: $32,788

10-year hold

• IRR: -11.1%
• Equity multiple: 0.39×
• Total profit: $-37,460
• Equity at exit: $19,013

Cash invested: $61,572 (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 55404

• Home prices YoY: -33.3%
• Rents YoY: 1.0%
• Active inventory: 103
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$298 /mo · $3,571/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $95

Break-even live

Break-even rent $1,952

Max offer price $219,900

Occupancy floor 90%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 11th Ave S Minneapolis, MN	3.0	1.0	900	$2,100	$2.33	17d	1	0.19mi
2121 11th Ave S Unit 2 Minneapolis, MN	4.0	1.0	1800	$2,450	$1.36	4d	1	0.20mi
2121 13th Ave S Unit 4 Minneapolis, MN	4.0	1.5	1100	$1,825	$1.66	43d	1	0.29mi
735 E 16th St #2 Minneapolis, MN	3.0	1.0	1296	$1,650	$1.27	24d	1	0.30mi
1819 15th Ave S Minneapolis, MN	3.0	1.5	1700	$2,050	$1.21	14d	1	0.37mi
1518 Park Ave Minneapolis, MN	3.0	1.0	1200	$1,850	$1.54	10d	1	0.38mi
1518 Park Ave Minneapolis, MN	3.0	1.0	1200	$1,850	$1.54	14d	1	0.38mi
2108 16th Ave S Unit 1 Minneapolis, MN	3.0	1.0	1020	$1,750	$1.72	43d	1	0.48mi
2540 12th Ave S Apt 2 Minneapolis, MN	5.0	2.0	1700	$2,450	$1.44	43d	1	0.51mi
739 E 27th St Unit 739 Minneapolis, MN	4.0	1.0	1699	$2,600	$1.53	24d	1	0.66mi
2107 Cedar Ave S Minneapolis, MN	3.0	1.0–2.0	792	$1,717	$2.17	1d	26	0.69mi
1111 3rd Ave S Unit 1511914P Minneapolis, MN	4.0	1.0–2.0	1081	$11,990	$11.09	2d	2	0.74mi
2730 Portland Ave Minneapolis, MN	1.0–3.0	1.0–2.0	940	$1,755	$1.87	7d	3	0.80mi
10 E 18th St Unit E626 Minneapolis, MN	3.0	2.0	995	$2,389	$2.40	7d	1	0.83mi
1702 Nicollet Ave Minneapolis, MN	3.0	1.0–2.0	685	$2,276	$3.32	24d	23	0.87mi
212 10th Ave S Minneapolis, MN	3.0	1.0–2.5	1490	$8,588	$5.76	1d	10	1.01mi
1369 Spruce Pl Minneapolis, MN	1.0–3.0	1.0–2.5	1396	$6,750	$4.83	2d	24	1.03mi
101 S 5th St Minneapolis, MN	3.0	1.0–2.0	1249	$4,049	$3.24	2d	35	1.10mi
2821 1st Ave S Unit 2 Minneapolis, MN	3.0	1.0	1743	$1,600	$0.92	2d	1	1.11mi
400 Marquette Ave Minneapolis, MN	3.0	1.0–2.0	1103	$5,615	$5.09	2d	14	1.18mi
365 Nicollet Mall Minneapolis, MN	3.0	1.0–3.5	1656	$9,753	$5.89	3d	33	1.20mi
2016 25th Ave S Minneapolis, MN	4.0	2.0	1600	$1,900	$1.19	43d	1	1.21mi
2200 Harriet Ave Unit F Minneapolis, MN	3.0	1.0	1100	$1,750	$1.59	43d	1	1.23mi
3015 19th Ave S Unit 1 Minneapolis, MN	3.0	1.0	960	$1,750	$1.82	43d	1	1.32mi
270 Hennepin Ave Minneapolis, MN	3.0	1.0–3.0	1505	$9,421	$6.26	2d	54	1.36mi
2535 Aldrich Ave S Unit 3 Minneapolis, MN	3.0	1.5	1050	$2,100	$2.00	14d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $219,900 Active 98 DOM
2. 2026-06-17
   days on market $219,900 Active 97 DOM
3. 2026-06-16
   days on market $219,900 Active 96 DOM
4. 2026-06-15
   days on market $219,900 Active 95 DOM
5. 2026-06-13
   days on market $219,900 Active 93 DOM
6. 2026-06-09
   days on market $219,900 Active 89 DOM
7. 2026-06-08
   days on market $219,900 Active 88 DOM
8. 2026-06-07
   days on market $219,900 Active 87 DOM
9. 2026-06-04
   days on market $219,900 Active 84 DOM
10. 2026-06-03
    days on market $219,900 Active 83 DOM
11. 2026-06-02
    days on market $219,900 Active 82 DOM
12. 2026-06-02
    price $219,900 Active 81 DOM
13. 2026-06-01
    days on market $225,000 Active 81 DOM
14. 2026-05-31
    days on market $225,000 Active 80 DOM
15. 2026-05-04
    price $225,000 306-char remark

    Show marketing remark (306 chars)

    Wonderful home in Ventura Village. The home is much larger than it appears from the street. With generous room sizes, high ceilings, Hardwood floors and plenty of natural light. Enjoy the formal dining room, convenient 3-season porch and private backyard. Walk to shopping, restaurants, bus line, and more.

16. 2026-04-14
    price $229,900 306-char remark

    Show marketing remark (306 chars)

    Wonderful home in Ventura Village. The home is much larger than it appears from the street. With generous room sizes, high ceilings, Hardwood floors and plenty of natural light. Enjoy the formal dining room, convenient 3-season porch and private backyard. Walk to shopping, restaurants, bus line, and more.

17. 2026-03-13
    listed $259,900 Active 306-char remark

    Show marketing remark (306 chars)

    Wonderful home in Ventura Village. The home is much larger than it appears from the street. With generous room sizes, high ceilings, Hardwood floors and plenty of natural light. Enjoy the formal dining room, convenient 3-season porch and private backyard. Walk to shopping, restaurants, bus line, and more.

18. 2026-03-12
    historical $259,900 306-char remark

    Show marketing remark (306 chars)

    Wonderful home in Ventura Village. The home is much larger than it appears from the street. With generous room sizes, high ceilings, Hardwood floors and plenty of natural light. Enjoy the formal dining room, convenient 3-season porch and private backyard. Walk to shopping, restaurants, bus line, and more.

19. 2021-05-27
    soldstatus $246,000
20. 2021-05-18
    soldstatus $248,000 Sold 391-char remark

    Show marketing remark (391 chars)

    New improvements ( pictured) include adding the doors & making a closet on the main floor for the 3rd bedroom- New concrete sidewalk to the front of the house - New kitchen floor- Beautiful lovingly maintained Ventura Village home, much larger than it looks- generous room sizes, high ceilings, Hardwood floors & plenty of natural light- walk to shopping, restaurants & bus line-

21. 2021-02-26
    status Pending 391-char remark

    Show marketing remark (391 chars)

    New improvements ( pictured) include adding the doors & making a closet on the main floor for the 3rd bedroom- New concrete sidewalk to the front of the house - New kitchen floor- Beautiful lovingly maintained Ventura Village home, much larger than it looks- generous room sizes, high ceilings, Hardwood floors & plenty of natural light- walk to shopping, restaurants & bus line-

22. 2021-02-17
    historical Contingent - Inspection 391-char remark

    Show marketing remark (391 chars)

    New improvements ( pictured) include adding the doors & making a closet on the main floor for the 3rd bedroom- New concrete sidewalk to the front of the house - New kitchen floor- Beautiful lovingly maintained Ventura Village home, much larger than it looks- generous room sizes, high ceilings, Hardwood floors & plenty of natural light- walk to shopping, restaurants & bus line-

23. 2020-10-08
    price $248,000 391-char remark

    Show marketing remark (391 chars)

    New improvements ( pictured) include adding the doors & making a closet on the main floor for the 3rd bedroom- New concrete sidewalk to the front of the house - New kitchen floor- Beautiful lovingly maintained Ventura Village home, much larger than it looks- generous room sizes, high ceilings, Hardwood floors & plenty of natural light- walk to shopping, restaurants & bus line-

24. 2020-08-31
    listed $250,000 Active 391-char remark

    Show marketing remark (391 chars)

    New improvements ( pictured) include adding the doors & making a closet on the main floor for the 3rd bedroom- New concrete sidewalk to the front of the house - New kitchen floor- Beautiful lovingly maintained Ventura Village home, much larger than it looks- generous room sizes, high ceilings, Hardwood floors & plenty of natural light- walk to shopping, restaurants & bus line-

25. 2017-03-30
    soldstatus $145,000
26. 2016-11-08
    soldstatus $145,000 Sold
27. 2016-10-26
    status Pending
28. 2016-09-13
    historical Contingent - Inspection
29. 2016-09-01
    price $155,000
30. 2016-08-24
    price $159,000
31. 2016-08-21
    price $162,000
32. 2016-08-10
    listed $178,000 Active

ⓘ 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: $3,571 · $298/mo
• Projected year-2 tax: $3,571 · $298/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: $24,868
• − Mortgage interest: −$12,318
• − Property taxes: −$3,571
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,397
• Taxable loss: −$2,496
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $1,736/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): 28,920
• Household income: $41,940
• Rent vs Own: 82.5% rent · 17.5% own
• Severe rent burden: 2999.0

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 0.72)
• Race & ethnicity: White 36% Black 32% Hispanic / Latino 20% Two or more races 10% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 5% Romanian 3% Lithuanian 3%
• Foreign-born: 24% · Canada, China, United Kingdom
• Languages at home: 63% English-only · Spanish 13% Other Asian/Pacific 2% 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: ▼ -112.31%
• Current HPI: 224.8886
• Rent YoY: ▲ 1.00%
• 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

+26.4% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-12 Coming Soon $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-27 Sold (Public Records) $246,000 Public Records
• 2021-05-18 Sold (MLS) $248,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-08 Price Changed $248,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-31 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-30 Sold (Public Records) $145,000 Public Records
• 2016-11-08 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-01 Price Changed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-24 Price Changed $159,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-21 Price Changed $162,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-10 Listed $178,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $3,571 · +12.0% YoY. Source: county tax records.