5332 Riverview Rd · Minneapolis, MN 55417

$219,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 45 Days on market

Built 1910 6,098 sqft lot

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

Key facts

• 6,098 sq ft lot
• Built 1910
• Listed 45 days

Tags

• SHORT PROXIMITY TO LRT
• SHORT PROXIMITY TO PARK
• SHORT PROXIMITY TO AIRPORT
• SHORT PROXIMITY TO VA HOSPITAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 soft (-2.0%/yr); 136 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

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 45 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $219k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,313
• Equity at exit: $32,654

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $8,753
• Equity at exit: $18,935

Cash invested: $61,320 (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 55417

• Rents YoY: -2.0%
• Active inventory: 136
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $542

Break-even live

Break-even rent $1,827

Max offer price $219,000

Occupancy floor 73%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Cretin Ave S Saint Paul, MN	2.0	1.0–2.0	970	$4,810	$4.96	1d	19	0.84mi
4020 Nawadaha Blvd Minneapolis, MN	1.0–2.0	1.0–2.0	795	$2,388	$3.00	2d	9	0.99mi
5758 35th Ave S Minneapolis, MN	3.0	1.0	1000	$1,650	$1.65	43d	1	1.15mi
5749 33rd Ave S Minneapolis, MN	2.0	1.0	816	$1,375	$1.69	10d	1	1.22mi
5749 33rd Ave S Apt 3 Minneapolis, MN	2.0	1.0	816	$1,325	$1.62	43d	1	1.22mi
3215 E Minnehaha Pkwy Minneapolis, MN	2.0	1.0–2.0	1004	$2,550	$2.54	43d	4	1.29mi
4244 45th Ave S Minneapolis, MN	3.0	1.0	1200	$2,200	$1.83	7d	1	1.33mi
3605 E 44th St Minneapolis, MN	2.0–3.0	1.0–1.5	825	$2,499	$3.03	2d	37	1.36mi

Listing history 21 events

1. 2026-04-23
   status Pending
2. 2026-04-12
   historical Contingent - Inspection
3. 2026-04-07
   price $219,000
4. 2026-03-30
   price $223,000
5. 2026-03-21
   price $229,000
6. 2026-03-09
   listed $237,000 Active
7. 2026-02-07
   historical
8. 2026-02-02
   listed $215,000 Active
9. 2014-10-23
   soldstatus $138,800
10. 2014-09-19
    soldstatus $138,800 Sold 249-char remark

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

11. 2014-09-19
    soldstatus $138,800

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

12. 2014-09-19
    soldstatus $138,800

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

13. 2014-07-02
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

14. 2014-06-28
    historical 249-char remark

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

15. 2014-06-13
    listed $150,000 Active 249-char remark

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

16. 2014-06-13
    listed $150,000

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

17. 2014-06-13
    listed $150,000

    Show marketing remark (249 chars)

    Walk to Minnehaha Falls, River & off leash dog park. Modest home w/ great space & floor plan. NEW furnace,plumb, roof, water htr, driveway. Sold As-Is **M-F showing only until 5pm. Weekends -anytime** Prefer late Sept or October close date.

18. 1997-05-13
    soldstatus $65,000
19. 1997-04-30
    soldstatus $65,000
20. 1997-03-04
    historical
21. 1996-10-28
    listed $69,900

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $2,449 · $204/mo
• Expected delta: +$3/yr ($0/mo · 0.1%)

ⓘ 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 ≥100°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: $30,166
• − Mortgage interest: −$12,267
• − Property taxes: −$2,446
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$6,371
• Taxable income: $3,160
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $5,750/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): 25,102
• Household income: $126,261
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 265.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 15% Romanian 4% Lithuanian 3%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -409.70%
• Current HPI: 259.9141
• Rent YoY: ▼ -1.97%
• 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

+213.3% since first listed

21 events — show timeline

• 2026-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $219,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $223,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-09 Listed $237,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-02 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-23 Sold (Public Records) $138,800 Public Records
• 2014-09-19 Sold (MLS) $138,800 LSAR
• 2014-09-19 Sold (MLS) $138,800 RASM
• 2014-09-19 Sold (MLS) $138,800 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-13 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-13 Listed $150,000 LSAR
• 2014-06-13 Listed $150,000 RASM
• 1997-05-13 Sold (Public Records) $65,000 Public Records
• 1997-04-30 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-28 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $2,446 · +14.5% YoY. Source: county tax records.