7500 Janell Ave N · Brooklyn Park, MN 55428

$359,999

5 bd · 2.0 ba · 1,713 sqft · SingleFamily public records · 11 Days on market

Built 1969 0.27 ac lot $210/sqft · 77% above area Est $363k · at est.

---

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).

• Cash flow +9.7/30.0
• ARV discount +7.8/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! Spacious one story w/over 3000 FSF! Cherry cabinetry & hg built-in pantry in Kit. 2 Fam Rms plus Rec Rm. Great Sunroom! Master Ste w/his and her closets. LL workshop/storage area. Private fenced-in bkyd w/hg patio plus shed. See pics!

Key facts

• Fresh paint
• New flooring
• Updated countertops

Tags

• FRESH PAINT
• NEW FLOORING
• UPDATED COUNTERTOPS
• BRAND-NEW APPLIANCES
• REMODELED BATHROOMS
• NEWLY REPLACED WINDOWS

Property features AI

Finance

• Other: Lot approximately 0.27 acres (dimensions 90 x 129 x 90 x 129)

Exterior

• Parking: Attached 2-car garage
• Utilities: City water; City sewer; Natural gas
• Home design: Residential property; One level (with lower level/basement); Corner lot
• Construction: Block foundation
• Exterior features: Metal and vinyl exterior

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (including bedrooms on main and lower levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Dining room; Family room; Living room; Sun room; Recreation room; Patio
• Laundry & utility: Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (23.3% below list).
• Recommended offer: $276k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.3% in Brooklyn Park — 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 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 (+2.5%/yr); 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 44% of the median local income ($75k/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 $11k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.
• Current owner paid $155k; list at $360k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $275,983 (23.3% 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 1969 — 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: 0.77% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.9

CMA / ARV

• ARV (median comp): $362,708
• List price: $359,999
• Delta: -0.75%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-74,697
• Equity at exit: $53,677

10-year hold

• IRR: -16.3%
• Equity multiple: 0.11×
• Total profit: $-89,802
• Equity at exit: $31,126

Cash invested: $100,800 (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 55428

• Rents YoY: 2.5%
• Active inventory: 109
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,760 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-236

Break-even live

Break-even rent $3,059

Max offer price $318,305

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 74th Ave N Minneapolis, MN	5.0	3.0	2162	$3,109	$1.44	1d	1	0.47mi
8007 Colorado Ave N Brooklyn Park, MN	4.0	2.0	2124	$1,500	$0.71	20d	1	0.78mi
8233 Douglas Ln N Minneapolis, MN	5.0	2.0	1834	$4,145	$2.26	24d	1	1.02mi

Listing history 15 events

1. 2026-05-14
   listed $359,999 Active 217-char remark
2. 2012-06-05
   soldstatus $154,900
3. 2012-05-30
   soldstatus $154,900 253-char remark

   Show marketing remark (253 chars)

   Move-in ready! Spacious one story w/over 3000 FSF! Cherry cabinetry & hg built-in pantry in Kit. 2 Fam Rms plus Rec Rm. Great Sunroom! Master Ste w/his and her closets. LL workshop/storage area. Private fenced-in bkyd w/hg patio plus shed. See pics!

4. 2012-04-24
   historical 253-char remark

   Show marketing remark (253 chars)

   Move-in ready! Spacious one story w/over 3000 FSF! Cherry cabinetry & hg built-in pantry in Kit. 2 Fam Rms plus Rec Rm. Great Sunroom! Master Ste w/his and her closets. LL workshop/storage area. Private fenced-in bkyd w/hg patio plus shed. See pics!

5. 2012-04-10
   listed $154,900 253-char remark

   Show marketing remark (253 chars)

   Move-in ready! Spacious one story w/over 3000 FSF! Cherry cabinetry & hg built-in pantry in Kit. 2 Fam Rms plus Rec Rm. Great Sunroom! Master Ste w/his and her closets. LL workshop/storage area. Private fenced-in bkyd w/hg patio plus shed. See pics!

6. 2007-11-11
   historical
7. 2007-07-31
   listed $247,000
8. 2007-07-29
   historical
9. 2007-05-12
   listed $248,500
10. 1994-01-26
    soldstatus $92,000
11. 1993-12-17
    soldstatus $92,000
12. 1993-12-14
    historical
13. 1993-10-11
    listed $94,900
14. 1993-08-02
    historical
15. 1993-06-28
    listed $104,900

ⓘ 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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,118
• − Mortgage interest: −$20,166
• − Property taxes: −$4,541
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$10,473
• Taxable loss: −$9,160
• Est. tax savings @ 24.0%: +$2,198
• After-tax cash flow: $-634/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): 32,499
• Household income: $74,860
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Black 30% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Swiss 8% Portuguese 6% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 6% Other Asian/Pacific 5% 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: ▼ -276.37%
• Current HPI: 239.4693
• Rent YoY: ▲ 2.52%
• 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

+243.2% since first listed

16 events — show timeline

• 2026-05-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $359,999 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-05 Sold (Public Records) $154,900 Public Records
• 2012-05-30 Sold (MLS) $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-10 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-31 Listed $247,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-12 Listed $248,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-01-26 Sold (Public Records) $92,000 Public Records
• 1993-12-17 Sold (MLS) $92,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-12-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-10-11 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-08-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-06-28 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $4,541 · +5.2% YoY. Source: county tax records.