3506 Newton Ave N · Minneapolis, MN 55412

$210,000

4 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 23 Days on market

Built 1922 5,227 sqft lot $155/sqft · 29% below area Est $296k · 29% under

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.6/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3506 Newton Ave N in Minneapolis—a bright and inviting home offering generous space, modern updates, and exceptional versatility. Surrounded by mature trees, this property features new siding and updated mechanicals, including a brand-new water heater. Inside, you’ll find fresh LVP flooring, modern paint, and sun-filled living areas, including a spacious living room and a dedicated dining room perfect for gatherings. The main level offers one well-sized bedroom and a beautifully updated full bathroom, while the upper level features a spacious primary bedroom with its own bathroom, along with two additional large bedrooms. With abundant natural light throughout and a charming covered porch, this move-in-ready home blends comfort, character, and convenience in one exceptional package.

Key facts

• Fresh lvp flooring
• New siding
• Updated mechanicals

Tags

• NEW SIDING
• UPDATED MECHANICALS
• BRAND NEW WATER HEATER
• FRESH LVP FLOORING
• SUN FILLED LIVING AREAS
• DEDICATED DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 fast (+6.3%/yr); 169 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $210k implies a 813% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.16% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (median comp): $295,991
• List price: $210,000
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $5,744
• Equity at exit: $31,312

10-year hold

• IRR: 15.0%
• Equity multiple: 2.41×
• Total profit: $82,617
• Equity at exit: $18,157

Cash invested: $58,800 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $491

Break-even live

Break-even rent $1,810

Max offer price $210,000

Occupancy floor 75%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3526 Newton Ave N Minneapolis, MN	5.0	2.0	1470	$2,795	$1.90	1d	1	0.04mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	4d	1	0.31mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	14d	1	0.43mi
3238 Humboldt Ave N Minneapolis, MN	5.0	1.0	1389	$2,100	$1.51	43d	1	0.47mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	24d	1	0.60mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	21d	1	0.71mi
3522 Bryant Ave N Minneapolis, MN	5.0	2.0	1449	$2,995	$2.07	43d	1	0.72mi
2819 Girard Ave N Minneapolis, MN	5.0	2.0	1718	$2,300	$1.34	43d	1	0.78mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	21d	1	0.83mi
2647 Fremont Ave N Minneapolis, MN	5.0	1.0	1508	$2,595	$1.72	14d	1	0.92mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	21d	1	0.94mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	43d	1	0.94mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	24d	1	0.94mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	24d	1	0.96mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	43d	1	1.00mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	44d	1	1.10mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	43d	1	1.10mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	17d	1	1.20mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	4d	1	1.21mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	21d	1	1.21mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	14d	1	1.23mi
3419 Grimes Ave N Minneapolis, MN	3.0	1.5	1300	$2,050	$1.58	43d	1	1.24mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	4d	1	1.29mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	43d	1	1.29mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	14d	1	1.44mi

Listing history 30 events

1. 2026-06-18
   days on market $210,000 Active 23 DOM
2. 2026-06-17
   days on market $210,000 Active 22 DOM
3. 2026-06-16
   days on market $210,000 Active 21 DOM
4. 2026-06-15
   days on market $210,000 Active 20 DOM
5. 2026-06-13
   days on market $210,000 Active 18 DOM
6. 2026-06-09
   days on market $210,000 Active 14 DOM
7. 2026-06-08
   days on market $210,000 Active 13 DOM
8. 2026-06-07
   days on market $210,000 Active 12 DOM
9. 2026-06-04
   days on market $210,000 Active 9 DOM
10. 2026-06-03
    days on market $210,000 Active 8 DOM
11. 2026-06-02
    days on market $210,000 Active 7 DOM
12. 2026-06-01
    days on market $210,000 Active 6 DOM
13. 2026-05-31
    days on market $210,000 Active 5 DOM
14. 2026-04-01
    price $220,000 816-char remark

    Show marketing remark (816 chars)

    Welcome to 3506 Newton Ave N in Minneapolis—a bright and inviting home offering generous space, modern updates, and exceptional versatility. Surrounded by mature trees, this property features new siding and updated mechanicals, including a brand-new water heater. Inside, you’ll find fresh LVP flooring, modern paint, and sun-filled living areas, including a spacious living room and a dedicated dining room perfect for gatherings. The main level offers one well-sized bedroom and a beautifully updated full bathroom, while the upper level features a spacious primary bedroom with its own bathroom, along with two additional large bedrooms. With abundant natural light throughout and a charming covered porch, this move-in-ready home blends comfort, character, and convenience in one exceptional package.

15. 2026-01-06
    price $225,000 816-char remark

    Show marketing remark (816 chars)

    Welcome to 3506 Newton Ave N in Minneapolis—a bright and inviting home offering generous space, modern updates, and exceptional versatility. Surrounded by mature trees, this property features new siding and updated mechanicals, including a brand-new water heater. Inside, you’ll find fresh LVP flooring, modern paint, and sun-filled living areas, including a spacious living room and a dedicated dining room perfect for gatherings. The main level offers one well-sized bedroom and a beautifully updated full bathroom, while the upper level features a spacious primary bedroom with its own bathroom, along with two additional large bedrooms. With abundant natural light throughout and a charming covered porch, this move-in-ready home blends comfort, character, and convenience in one exceptional package.

16. 2025-11-21
    listed $235,000 Active 816-char remark

    Show marketing remark (816 chars)

    Welcome to 3506 Newton Ave N in Minneapolis—a bright and inviting home offering generous space, modern updates, and exceptional versatility. Surrounded by mature trees, this property features new siding and updated mechanicals, including a brand-new water heater. Inside, you’ll find fresh LVP flooring, modern paint, and sun-filled living areas, including a spacious living room and a dedicated dining room perfect for gatherings. The main level offers one well-sized bedroom and a beautifully updated full bathroom, while the upper level features a spacious primary bedroom with its own bathroom, along with two additional large bedrooms. With abundant natural light throughout and a charming covered porch, this move-in-ready home blends comfort, character, and convenience in one exceptional package.

17. 2011-06-01
    soldstatus $23,000 188-char remark

    Show marketing remark (188 chars)

    Affordable 4+ bedroom, 2 bath, 1.5 story. Convenient location. Agents please read agent remarks for mandatory supplements. Close by 6/30/11 & request up to 3.5% CC. Restrictions apply.

18. 2011-05-04
    historical 188-char remark

    Show marketing remark (188 chars)

    Affordable 4+ bedroom, 2 bath, 1.5 story. Convenient location. Agents please read agent remarks for mandatory supplements. Close by 6/30/11 & request up to 3.5% CC. Restrictions apply.

19. 2011-04-14
    listed $22,900 188-char remark

    Show marketing remark (188 chars)

    Affordable 4+ bedroom, 2 bath, 1.5 story. Convenient location. Agents please read agent remarks for mandatory supplements. Close by 6/30/11 & request up to 3.5% CC. Restrictions apply.

20. 2008-02-19
    historical
21. 2008-01-08
    listed $109,900
22. 2007-12-31
    historical
23. 2007-12-13
    listed $109,900
24. 2007-11-30
    historical
25. 2007-05-21
    listed $119,900
26. 1993-11-26
    historical
27. 1993-05-26
    listed $45,900
28. 1992-12-17
    soldstatus $27,000
29. 1992-11-09
    historical
30. 1992-06-20
    listed $29,900

ⓘ 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: $2,895 · $241/mo
• Projected year-2 tax: $2,895 · $241/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 · 13 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: $29,181
• − Mortgage interest: −$11,763
• − Property taxes: −$2,895
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$6,109
• Taxable income: $2,695
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $5,246/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): 24,460
• Household income: $68,682
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 913.0

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 0.73)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 9% Other Asian/Pacific 7% Tagalog/Filipino 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: ▼ -109.98%
• Current HPI: 298.1414
• Rent YoY: ▲ 6.35%
• 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

+635.8% since first listed

17 events — show timeline

• 2026-04-01 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-21 Listed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-01 Sold (MLS) $23,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-05-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-14 Listed $22,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-08 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-13 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-21 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-11-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-26 Listed $45,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-12-17 Sold (Public Records) $27,000 Public Records
• 1992-11-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-06-20 Listed $29,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $2,895 · +11.2% YoY. Source: county tax records.