1720 69th Ave N · Brooklyn Center, MN 55430

$299,900

3 bd · 1.5 ba · 1,984 sqft · SingleFamily public records · 1 Days on market

Built 1967 0.30 ac lot Est $321k · 7% 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).

• Cash flow +12.4/30.0
• ARV discount +10.5/15.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid home on a great lot! The property has a very nice floor plan with good storage space and room in the 4th level for the perfect movie room. Don't miss out on the opportunity to gain some sweat equity with cosmetic updates.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1967

Property features AI

Exterior

• Parking: 2-car garage with automatic door opener; Shared asphalt driveway
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; Four-or-more-level split layout; Entry level main; lower and upper levels present
• Construction: Block foundation; Asphalt roof (installed within last 8 years)
• Exterior features: Stone exterior; Light tree coverage; Publicly maintained road access

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Exhaust fan; Kitchen window
• Bedrooms: 4 bedrooms total; Upper-level bedrooms (3); Lower-level bedroom (1)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor; One half bathroom
• Heating & cooling: Boiler heat; Window air conditioning unit(s)
• Interior features: Finished basement with daylight/lookout windows; Storage space; Informal dining room; Kitchen window; Water softener (owned); Hardwood floors; 3 bedrooms on one level
• Laundry & utility: Main laundry room; Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-49 ($-592/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (17.8% below list).
• Recommended offer: $246k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Brooklyn Center — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: crime F, amenities F.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Evergreen Park Elementary-Stem (math 11% / reading 23%, grade F, #771 of 857 statewide, top 91%, 462 students, 83% FRL); Jackson Middle (math 39% / reading 51%, grade D, #113 of 258 statewide, top 45%, 1,981 students, 43% FRL); Champlin Park High School (math 48% / reading 63%, grade C, #80 of 471 statewide, top 17%, 2,983 students, 41% FRL) — zoned schools average 56% FRL vs 24% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Anoka-Hennepin Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 92 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 39% 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 $9k 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.
• 2 sale attempts since 8y 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 $190k; list at $300k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $246,477 (17.8% 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 1967 — 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $321,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7325 Logan Ave N	0.54mi	3/2.0	2,154 (+9%)	18mo	$350,000	$162	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-51,748
• Equity at exit: $44,716

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-49,146
• Equity at exit: $25,930

Cash invested: $83,972 (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 55430

• Active inventory: 92
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$299 /mo · $3,586/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-49

Break-even live

Break-even rent $2,527

Max offer price $291,185

Occupancy floor 97%

Sensitivity live

Price	-10% $120	-5% $36	+0% $-49	+5% $-134	+10% $-219
Rent	-10% $-244	-5% $-147	+0% $-49	+5% $48	+10% $145
Rate	-1.0pp $102	-0.5pp $27	base $-49	+0.5pp $-127	+1.0pp $-206

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 66th Ave N Brooklyn Center, MN	3.0	1.5	1300	$1,975	$1.52	1d	4	0.79mi
6221 Shingle Creek Pkwy Minneapolis, MN	2.0–3.0	1.0–2.0	1046	$1,900	$1.82	0d	13	0.94mi
3119 67th Ave N Minneapolis, MN	4.0	2.0	2056	$3,000	$1.46	45d	1	0.95mi
3401 75th Ave N Minneapolis, MN	4.0	2.0	2088	$2,729	$1.31	4d	1	1.38mi
2717 78th Ave N Minneapolis, MN	4.0	2.0	1900	$2,779	$1.46	12d	1	1.40mi

Listing history 1 events

1. 2026-06-22
   listed $299,900 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: $3,586 · $299/mo
• Projected year-2 tax: $3,586 · $299/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 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,577
• − Mortgage interest: −$16,799
• − Property taxes: −$3,586
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$8,724
• Taxable loss: −$5,764
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $791/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

Amenities F Commute A+ Cost of living A- Crime F Employment B Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• County: Hennepin County · 1,150,272 people
• City population: 22,749
• 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

+513.3% since first listed

8 events — show timeline

• 2026-06-20 Listed $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-15 Sold (Public Records) $190,000 Public Records
• 2018-06-28 Sold (MLS) $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-07 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 1979-04-01 Sold (Public Records) $53,900 Public Records
• 1977-09-01 Sold (Public Records) $48,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,586 · +8.4% YoY. Source: county tax records.