3837 France Ave S · Minneapolis, MN 55416

$499,900

4 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 21 Days on market

Built 1957 6,534 sqft lot Est $599k · 17% 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 +19.3/30.0
• ARV discount +14.9/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine mid-century charmer located in a fantastic Linden Hills neighborhood. Quality built with charming architectural details, featuring a large living room with an abundance of natural light and a fireplace. Tastefully remodeled kitchen with plenty of counter space, granite counters and stainless appliances. Spacious lower level family room with a fireplace. The lower level would be perfect for an in-law suite, including a bedroom, ¾ bathroom and an office, the possibilities are endless. Private fenced yard with a patio and a pool makes this home complete. Located in a high demand area, close to the lakes, 50th & France and freeway access. This home is a must see!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Detached or attached garage with electric opener; 1-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One-level design with lower level/finished basement; Entry level/main living on one level
• Construction: Frame construction; Asphalt pitched roof; Foundation: other
• Exterior features: Stone, metal and vinyl exterior accents; Wood fencing; Deck and rear porch; Curb and sidewalk frontage; Publicly maintained road access

Interior

• Kitchen: Kitchen with window; Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms total — three main level bedrooms and one lower level bedroom
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Natural woodwork; Informal dining area; Deck and rear porch; 3 bedrooms on one level (main floor primary bedroom); Two decorative brick fireplaces
• Laundry & utility: Washer and dryer (washer/dryer hookup); Laundry sink in lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/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 $498k (0.4% below list).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+2.3%/yr); 205 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $4,980/mo this rent would consume 56% of the median local household income ($106k/yr) (locally 1213% 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 21 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $375k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $492,401 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $599,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4320 Xerxes Ave S	0.74mi	4/1.0	1,762 (-8%)	13mo	$420,000	$238	37
4212 Washburn Ave S	0.69mi	4/2.0	2,085 (+9%)	20mo	$650,000	$312	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-49,804
• Equity at exit: $74,537

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-13,239
• Equity at exit: $43,222

Cash invested: $139,972 (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 55416

• Rents YoY: 2.3%
• Active inventory: 205
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,980 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$557 /mo · $6,686/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,046
• Net cashflow: $547

Break-even live

Break-even rent $4,287

Max offer price $499,900

Occupancy floor 84%

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4224 Drew Ave S Unit 1520896P Minneapolis, MN	4.0	3.0	1776	$10,092	$5.68	22d	1	0.50mi
3430 List Pl Minneapolis, MN	1.0–3.0	1.0–2.0	1118	$3,460	$3.09	8d	1	0.97mi
4059 Vernon Ave S Unit 1 Minneapolis, MN	4.0	2.0	1500	$2,395	$1.60	44d	1	1.04mi
4061 Vernon Ave S St Louis Park, MN	4.0	2.0	1500	$2,295	$1.53	18d	1	1.05mi
4061 Vernon Ave S Unit 4061 St Louis Park, MN	4.0	2.0	1500	$2,395	$1.60	44d	1	1.05mi
2921 Sunset Blvd Minneapolis, MN	4.0	2.0	2500	$3,000	$1.20	44d	1	1.10mi
3118 W Lake St Minneapolis, MN	3.0	1.0–2.0	1005	$3,327	$3.31	2d	15	1.23mi
5855 Highway 7 Minneapolis, MN	3.0	1.0–2.0	991	$3,305	$3.34	2d	40	1.27mi
2900 Thomas Ave S Minneapolis, MN	4.0	1.0–3.0	1933	$7,277	$3.76	2d	47	1.41mi

Listing history 29 events

1. 2026-06-18
   days on market $499,900 Active 21 DOM
2. 2026-06-17
   days on market $499,900 Active 20 DOM
3. 2026-06-16
   days on market $499,900 Active 19 DOM
4. 2026-06-15
   days on market $499,900 Active 18 DOM
5. 2026-06-13
   pricedays on market $499,900 Active 16 DOM
6. 2026-06-09
   days on market $505,000 Active 12 DOM
7. 2026-06-08
   days on market $505,000 Active 11 DOM
8. 2026-06-07
   pricedays on market $505,000 Active 10 DOM
9. 2026-06-04
   days on market $515,000 Active 7 DOM
10. 2026-06-03
    days on market $515,000 Active 6 DOM
11. 2026-06-02
    days on market $515,000 Active 5 DOM
12. 2026-06-01
    days on market $515,000 Active 4 DOM
13. 2026-05-31
    days on market $515,000 Active 3 DOM
14. 2026-05-22
    historical $515,000
15. 2020-12-16
    soldstatus $375,000
16. 2020-11-06
    soldstatus $375,000 Sold 694-char remark

    Show marketing remark (694 chars)

    Pristine mid-century charmer located in a fantastic Linden Hills neighborhood. Quality built with charming architectural details, featuring a large living room with an abundance of natural light and a fireplace. Tastefully remodeled kitchen with plenty of counter space, granite counters and stainless appliances. Spacious lower level family room with a fireplace. The lower level would be perfect for an in-law suite, including a bedroom, ¾ bathroom and an office, the possibilities are endless. Private fenced yard with a patio and a pool makes this home complete. Located in a high demand area, close to the lakes, 50th & France and freeway access. This home is a must see!

17. 2020-09-21
    historical Contingent - Inspection 694-char remark

    Show marketing remark (694 chars)

    Pristine mid-century charmer located in a fantastic Linden Hills neighborhood. Quality built with charming architectural details, featuring a large living room with an abundance of natural light and a fireplace. Tastefully remodeled kitchen with plenty of counter space, granite counters and stainless appliances. Spacious lower level family room with a fireplace. The lower level would be perfect for an in-law suite, including a bedroom, ¾ bathroom and an office, the possibilities are endless. Private fenced yard with a patio and a pool makes this home complete. Located in a high demand area, close to the lakes, 50th & France and freeway access. This home is a must see!

18. 2020-09-17
    listed $375,000 Active 694-char remark

    Show marketing remark (694 chars)

    Pristine mid-century charmer located in a fantastic Linden Hills neighborhood. Quality built with charming architectural details, featuring a large living room with an abundance of natural light and a fireplace. Tastefully remodeled kitchen with plenty of counter space, granite counters and stainless appliances. Spacious lower level family room with a fireplace. The lower level would be perfect for an in-law suite, including a bedroom, ¾ bathroom and an office, the possibilities are endless. Private fenced yard with a patio and a pool makes this home complete. Located in a high demand area, close to the lakes, 50th & France and freeway access. This home is a must see!

19. 2019-07-11
    soldstatus $325,000
20. 2010-05-03
    historical
21. 2010-02-11
    listed $279,850
22. 2010-01-13
    historical
23. 2009-07-29
    listed $315,000
24. 2003-08-19
    soldstatus $225,900
25. 2003-07-29
    soldstatus $225,900
26. 2003-06-04
    historical
27. 2003-05-14
    listed $224,900
28. 1992-01-17
    soldstatus $77,500
29. 1988-03-01
    soldstatus $75,000

ⓘ 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: $6,686 · $557/mo
• Projected year-2 tax: $6,686 · $557/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 ≥98°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: $59,759
• − Mortgage interest: −$28,002
• − Property taxes: −$6,686
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,781
• − Management: −$4,781
• − Depreciation: −$14,543
• Taxable loss: −$1,532
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $6,934/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): 35,015
• Household income: $105,958
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1213.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 8% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Romanian 5% Lithuanian 4%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% 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: ▼ -490.63%
• Current HPI: 230.651
• Rent YoY: ▲ 2.26%
• 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

+586.7% since first listed

16 events — show timeline

• 2026-05-22 Coming Soon $515,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-12-16 Sold (Public Records) $375,000 Public Records
• 2020-11-06 Sold (MLS) $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-17 Listed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-11 Sold (Public Records) $325,000 Public Records
• 2010-05-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-11 Listed $279,850 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-29 Listed $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-19 Sold (Public Records) $225,900 Public Records
• 2003-07-29 Sold (MLS) $225,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-14 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-01-17 Sold (Public Records) $77,500 Public Records
• 1988-03-01 Sold (Public Records) $75,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,686 · +18.3% YoY. Source: county tax records.