4914 Morgan Ave N · Minneapolis, MN 55430

$264,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 1 Days on market

Built 1954 4,791 sqft lot

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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).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Renovation - Not a Forecloure or Short Sale: New Roof, New Siding, New Windows, New Mechanicals, New Kitchen & Bath - Beautiful Maple Cabinets with Ceramic Backlash, Fresh Landscape - See it Quick!

Key facts

• Fenced yard
• Hardwood floors
• Detached garage

Tags

• HARDWOOD FLOORS
• FENCED YARD
• DETACHED GARAGE
• PRIVATE OUTDOOR RETREAT

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (20 x 13.10)
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Residential property; One level (with finished lower level); Block foundation
• Construction: Frame construction; Asphalt roof (over 8 years old); Foundation area 725
• Exterior features: Vinyl exterior; Patio; Chain link fencing; Irregular lot; Road frontage on a city street (publicly maintained)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Main floor bedroom; Main bedroom 11.5 x 8.4; Main bedroom 12 x 11.3; Upper bedroom 18.4 x 12; Lower bedroom 14.8 x 11.1
• Flooring: Hardwood floors
• Bathrooms: Main floor full bathroom; Basement full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Kitchen/Dining room; Hardwood floors
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (24.4% below list).
• Recommended offer: $200k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 93 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($76k/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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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 $135k; list at $265k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,162 (24.4% 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 1954 — 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: 0.76% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-54,809
• Equity at exit: $39,497

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-63,053
• Equity at exit: $22,904

Cash invested: $74,172 (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 55430

• Active inventory: 93
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-186

Break-even live

Break-even rent $2,238

Max offer price $231,962

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.38mi
5301 Russell Ave N Minneapolis, MN	3.0	1.0	1200	$2,000	$1.67	43d	1	0.63mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	43d	1	0.77mi
2914 53rd Ave N Minneapolis, MN	4.0	1.0	1365	$2,200	$1.61	43d	1	0.85mi
3413 53rd Ave N Minneapolis, MN	2.0	1.0	950	$1,469	$1.55	3d	1	1.11mi
5700 Colfax Ave N Minneapolis, MN	4.0	1.5	1425	$2,375	$1.67	20d	1	1.18mi
2850 Northway Dr Brooklyn Center, MN	1.0–2.0	1.0	1000	$1,425	$1.43	4d	3	1.29mi
4199 46th Ave N Robbinsdale, MN	1.0–4.0	1.0–1.5	1070	$2,142	$2.00	1d	12	1.40mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	4d	1	1.45mi
4200 45th Ave N Minneapolis, MN	1.0–2.0	1.0	925	$1,575	$1.70	2d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   remarks 695-char remark
2. 2026-06-19
   listed $264,900 Active 1 DOM

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $3,218 · $268/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: $24,019
• − Mortgage interest: −$14,839
• − Property taxes: −$3,218
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$7,706
• Taxable loss: −$6,911
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-579/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): 22,749
• Household income: $75,716
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 659.0

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 0.75)
• Race & ethnicity: White 33% Black 29% Asian 16% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Swiss 3% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 13% Other Asian/Pacific 10% Vietnamese 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: ▼ -163.41%
• Current HPI: 280.4391
• Rent YoY: —
• 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

+284.5% since first listed

22 events — show timeline

• 2026-06-18 Listed $264,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-16 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-06 Listed $132,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-16 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-13 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-10 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-01 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-12 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-04 Sold (Public Records) $190,000 Public Records
• 1994-11-09 Sold (Public Records) $57,000 Public Records
• 1994-10-26 Sold (Public Records) $57,000 Public Records
• 1994-09-30 Sold (MLS) $57,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-09-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-15 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-12-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-06-18 Listed $68,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $3,218 · +16.1% YoY. Source: county tax records.