8016 81st Ave N · Brooklyn Park, MN 55445

$365,000

2 bd · 2.0 ba · 1,016 sqft · SingleFamily public records · 5 Days on market

Built 1978 0.25 ac 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).

• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully fully remodeled 5-bedroom, 2-bath home offering modern updates and functional living space throughout! This move-in ready property features an updated kitchen with granite countertops, stainless steel appliances, and stylish finishes. Enjoy spacious living areas, updated bathrooms, and plenty of room for family, guests, or a home office. Step outside to a large fenced backyard—perfect for entertaining, pets, or outdoor activities. A great opportunity to own an updated home with space, comfort, and modern appeal!

Key facts

• Updated kitchen
• Granite countertops
• Remodeled home

Tags

• REMODELED HOME
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: City water (in street); City sewer (in street); Natural gas; Electric service with circuit breakers
• Home design: Residential property; Split entry (bi-level) design; Entry level: Main
• Construction: Block foundation; Roof older than 8 years
• Exterior features: Chain link fencing; Storage shed; Deck

Interior

• Kitchen: Kitchen with window
• Bedrooms: 5 bedrooms (main and lower levels)
• Bathrooms: 1 full bathroom on the main floor; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Deck; Kitchen window
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (61.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (61.6% below list).
• Recommended offer: $140k (61.6% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 3.0% in Brooklyn Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 52 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $182k; list at $365k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $140,301 (61.6% 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 1978 — 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: 0.38% ✗
• Cap rate: 2.13%
• Cash-on-cash: -14.85%
• DSCR: 0.34
• GRM: 21.7

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: -44.8%
• Equity multiple: -0.37×
• Total profit: $-139,788
• Equity at exit: $54,423

10-year hold

• IRR: -81.6%
• Equity multiple: -1.21×
• Total profit: $-225,761
• Equity at exit: $31,559

Cash invested: $102,200 (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 55445

• Active inventory: 52
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$307 /mo · $3,687/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-1,265

Break-even live

Break-even rent $3,004

Max offer price $141,522

Occupancy floor —

Sensitivity live

Price	-10% $-1,058	-5% $-1,162	+0% $-1,265	+5% $-1,368	+10% $-1,472
Rent	-10% $-1,376	-5% $-1,320	+0% $-1,265	+5% $-1,210	+10% $-1,154
Rate	-1.0pp $-1,081	-0.5pp $-1,172	base $-1,265	+0.5pp $-1,360	+1.0pp $-1,456

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7531 Jersey Ave N Minneapolis, MN	1.0–2.0	1.0	880	$1,415	$1.61	3d	10	1.00mi
216 3rd Ave SE Osseo, MN	2.0	1.0	970	$1,498	$1.54	14d	2	1.07mi
8425 Brunswick Ave N Minneapolis, MN	2.0	1.0	1032	$1,850	$1.79	45d	1	1.19mi
7242 72nd Ln N Minneapolis, MN	2.0	1.0	900	$1,400	$1.56	14d	1	1.25mi
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	25d	1	1.25mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	3d	3	1.32mi
8217 Zane Ct N Unit 8221 Minneapolis, MN	2.0	1.0	1000	$1,575	$1.57	4d	1	1.34mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	19d	3	1.39mi
8316 Zane Ave N Unit NORTH-207 Brooklyn Park, MN	3.0	1.5	1370	$1,695	$1.24	45d	1	1.40mi
600 N Oaks Dr Osseo, MN	1.0–2.0	1.0	825	$1,250	$1.52	14d	1	1.43mi
616 N Oaks Dr Osseo, MN	1.0	1.0	800	$1,198	$1.50	16d	1	1.45mi
8308 Zane Ave N Unit North-106 Brooklyn Park, MN	2.0	1.5	1000	$1,195	$1.20	6d	1	1.45mi
8304 Zane Ave N Unit North-312 Minneapolis, MN	2.0	1.5	1000	$1,195	$1.20	6d	1	1.46mi

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-16
   listed $365,000 Active
3. 2025-12-30
   soldstatus $182,500
4. 1978-07-01
   soldstatus $51,500

ⓘ 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: $3,687 · $307/mo
• Projected year-2 tax: $3,888 · $324/mo
• Expected delta: +$200/yr (+$17/mo · 5.4%)

ⓘ 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: $16,836
• − Mortgage interest: −$20,446
• − Property taxes: −$3,687
• − Insurance: −$1,825
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$10,618
• Taxable loss: −$22,434
• Est. tax savings @ 24.0%: +$5,384
• After-tax cash flow: $-9,797/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
• City population: 33,660
• Population (ZIP): 13,538

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 42% Asian 22% Black 20% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Romanian 3% Iranian 1%
• Foreign-born: 25% · Vietnam, Canada, Dominican Republic
• Languages at home: 68% English-only · Other Asian/Pacific 13% Spanish 5% Vietnamese 5%

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: ▼ -159.58%
• Current HPI: 219.6305
• Rent YoY: —
• Metro: —
• 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

+608.7% since first listed

4 events — show timeline

• 2026-05-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Listed $365,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-30 Sold (Public Records) $182,500 Public Records
• 1978-07-01 Sold (Public Records) $51,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,687 · -6.7% YoY. Source: county tax records.