4958 Newton Ave N · Minneapolis, MN 55430

$219,900

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 19 Days on market

Built 1954 7,840 sqft lot $179/sqft · at area comps Est $266k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable home with great bones and tons of potential. Just needs cosmetic updates to really shine. Solid layout, good space, and a great opportunity to add value without a major renovation. Perfect for investors or buyers looking to build equity. Home is being sold as-is. Right across the street from a park and playground.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half levels; Entry level and room distribution across main, upper and lower levels
• Construction: Finished basement (full); Foundation described as other
• Exterior features: Stucco exterior; Lot approximately 0.18 acres (dimensions 132' x 60' x 132' x 60')

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (one on the main level, others on main, upper and lower levels)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Main floor bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-9 ($-113/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (13.9% below list).
• Recommended offer: $189k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

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 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y 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 $65k; list at $220k implies a 238% 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 $189,227 (13.9% 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: 0.86% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (median comp): $265,835
• List price: $219,900
• Delta: -17.28%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-36,214
• Equity at exit: $32,788

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-32,230
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$260 /mo · $3,114/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-9

Break-even live

Break-even rent $1,904

Max offer price $218,235

Occupancy floor 96%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 Russell Ave N Minneapolis, MN	3.0	1.0	1200	$2,000	$1.67	44d	1	0.46mi
5021 Fremont Ave N Minneapolis, MN	2.0	1.0	800	$1,795	$2.24	8d	1	0.49mi
2914 53rd Ave N Minneapolis, MN	4.0	1.0	1365	$2,200	$1.61	44d	1	0.69mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	44d	1	0.94mi
3401 47th Ave N Minneapolis, MN	1.0–2.0	1.0	697	$1,400	$2.01	3d	8	0.96mi
3413 53rd Ave N Minneapolis, MN	2.0	1.0	950	$1,469	$1.55	3d	1	0.96mi
4638 Camden Ave N Unit 1 Minneapolis, MN	2.0	1.0	815	$1,495	$1.83	4d	1	1.00mi
2850 Northway Dr Brooklyn Center, MN	1.0–2.0	1.0	1000	$1,425	$1.43	4d	3	1.12mi
5700 Colfax Ave N Minneapolis, MN	4.0	1.5	1425	$2,375	$1.67	20d	1	1.13mi
4199 46th Ave N Robbinsdale, MN	1.0–4.0	1.0–1.5	1070	$2,142	$2.00	2d	12	1.35mi
6100 Summit Dr N Minneapolis, MN	1.0–2.0	1.0	855	$1,685	$1.97	4d	18	1.37mi
4200 45th Ave N Minneapolis, MN	1.0–2.0	1.0	925	$1,575	$1.70	2d	1	1.42mi
4200 Lake Breeze Ave N Unit 1 Brooklyn Center, MN	2.0	1.0	1100	$1,250	$1.14	24d	1	1.46mi
6221 Shingle Creek Pkwy Minneapolis, MN	2.0–3.0	1.0–2.0	1046	$1,900	$1.82	2d	13	1.46mi
4207 Lakeside Ave N Minneapolis, MN	2.0	2.0	1030	$1,325	$1.29	44d	1	1.47mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	44d	1	1.49mi
4201 Lakeside Ave N #111 Minneapolis, MN	2.0	2.0	1080	$1,990	$1.84	22d	1	1.49mi

Listing history 11 events

1. 2026-06-02
   statusdays on market $219,900 Pending 19 DOM
2. 2026-06-01
   days on market $219,900 Contingent - Inspection 18 DOM
3. 2026-05-31
   days on market $219,900 Contingent - Inspection 17 DOM
4. 2026-05-18
   historical Contingent - Inspection 326-char remark
5. 2026-05-14
   listed $219,900 Active 326-char remark
6. 2026-05-13
   historical $219,900 326-char remark
7. 1995-06-22
   soldstatus $65,000
8. 1995-06-19
   soldstatus $65,000
9. 1995-04-17
   historical
10. 1995-02-13
    listed $66,900
11. 1991-09-27
    soldstatus $60,195

ⓘ 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: $3,114 · $260/mo
• Projected year-2 tax: $3,114 · $260/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: $22,707
• − Mortgage interest: −$12,318
• − Property taxes: −$3,114
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$6,397
• Taxable loss: −$3,855
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $812/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

+265.3% since first listed

9 events — show timeline

• 2026-06-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-22 Sold (Public Records) $65,000 Public Records
• 1995-06-19 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-02-13 Listed $66,900 NORTHSTARMLS as Distributed by MLS Grid
• 1991-09-27 Sold (Public Records) $60,195 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,114 · +3.4% YoY. Source: county tax records.