726 30th Ave N · Minneapolis, MN 55411

$160,000

4 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 55 Days on market

Built 1900 4,791 sqft lot $106/sqft · 35% below area Est $247k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious former duplex offering excellent opportunity for both homeowners and investors. Currently configured as a single-family home, the layout provides great potential for an owner-occupant looking to live in the home while utilizing the upper level for rental income. The upper unit has previously rented for $2,000/month NET with tenant paying all utilities, making this a strong cash-flow opportunity. This 5-bedroom, 2-bath home features two bedrooms on the main level and three on the second floor, providing plenty of living space and flexibility. The property includes central natural gas furnace, central A/C, newer flooring, and updated windows. The fully fenced yard offers privacy and outdoor space. In 2019 the drain tile system & sump pump was installed. Property does need minor cosmetic updates, but it is priced accordingly, making it a great value for buyers willing to add their personal touch.

Key facts

• 4,791 sq ft lot
• Built 1900
• Listed 55 days

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$247,220) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+7.3%/yr); 132 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $2,419/mo this rent would consume 48% of the median local household income ($60k/yr) (locally 1826% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 7.3% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1900 — 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: 1.51% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (median comp): $247,220
• List price: $160,000
• Delta: -35.28%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.78×
• Total profit: $34,833
• Equity at exit: $23,857

10-year hold

• IRR: 29.6%
• Equity multiple: 4.22×
• Total profit: $144,092
• Equity at exit: $13,834

Cash invested: $44,800 (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 55411

• Home prices YoY: -8.7%
• Rents YoY: 7.3%
• Active inventory: 132
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$839
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $780

Break-even live

Break-even rent $1,432

Max offer price $160,000

Occupancy floor 63%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	44d	1	0.21mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	24d	1	0.21mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	22d	1	0.21mi
2643 Lyndale Ave N Minneapolis, MN	4.0	2.0	2198	$750	$0.34	17d	1	0.33mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	44d	1	0.37mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	4d	1	0.40mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	44d	1	0.40mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	24d	1	0.40mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	22d	1	0.41mi
3342 Fremont Ave N Unit 2 Minneapolis, MN	4.0	2.0	2000	$2,200	$1.10	24d	1	0.43mi
2819 Girard Ave N Minneapolis, MN	5.0	2.0	1718	$2,300	$1.34	44d	1	0.44mi
2647 Fremont Ave N Minneapolis, MN	5.0	1.0	1508	$2,595	$1.72	14d	1	0.46mi
3238 Humboldt Ave N Minneapolis, MN	5.0	1.0	1389	$2,100	$1.51	44d	1	0.47mi
3522 Bryant Ave N Minneapolis, MN	5.0	2.0	1449	$2,995	$2.07	44d	1	0.51mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	22d	1	0.54mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	4d	1	0.63mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	14d	1	0.75mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	4d	1	0.87mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	22d	1	0.87mi
3526 Newton Ave N Minneapolis, MN	5.0	2.0	1470	$2,795	$1.90	2d	1	0.96mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	44d	1	0.98mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$2,503	$2.42	4d	10	1.00mi
1625 Marshall St NE Minneapolis, MN	5.0	3.0	1900	$3,495	$1.84	22d	1	1.01mi
1414 Golden Valley Rd Unit 2 Minneapolis, MN	5.0	2.0	2000	$2,595	$1.30	44d	1	1.02mi
3935 Fremont Ave N Minneapolis, MN	4.0	1.0	1900	$2,595	$1.37	44d	1	1.08mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	8d	1	1.09mi
1428 Marshall St NE Minneapolis, MN	3.0	2.5	1800	$3,300	$1.83	2d	1	1.10mi
207 24th Ave NE Minneapolis, MN	3.0	3.0	1575	$2,995	$1.90	44d	1	1.14mi
233 26th Ave NE Minneapolis, MN	3.0	1.0	1153	$1,545	$1.34	44d	1	1.19mi
1705 2nd St NE Minneapolis, MN	4.0	3.0	1600	$2,795	$1.75	2d	1	1.22mi
2522 5th St NE Minneapolis, MN	3.0	1.0	1200	$1,799	$1.50	44d	1	1.39mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	44d	1	1.40mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	15d	1	1.43mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	44d	1	1.47mi

Listing history 44 events

1. 2026-06-09
   days on market $160,000 Active 55 DOM
2. 2026-06-08
   days on market $160,000 Active 54 DOM
3. 2026-06-07
   days on market $160,000 Active 53 DOM
4. 2026-06-04
   days on market $160,000 Active 50 DOM
5. 2026-06-03
   days on market $160,000 Active 49 DOM
6. 2026-06-02
   days on market $160,000 Active 48 DOM
7. 2026-06-01
   days on market $160,000 Active 47 DOM
8. 2026-05-31
   days on market $160,000 Active 46 DOM
9. 2026-04-15
   historical
10. 2026-04-14
    listed $160,000 Active 922-char remark

    Show marketing remark (922 chars)

    Spacious former duplex offering excellent opportunity for both homeowners and investors. Currently configured as a single-family home, the layout provides great potential for an owner-occupant looking to live in the home while utilizing the upper level for rental income. The upper unit has previously rented for $2,000/month NET with tenant paying all utilities, making this a strong cash-flow opportunity. This 5-bedroom, 2-bath home features two bedrooms on the main level and three on the second floor, providing plenty of living space and flexibility. The property includes central natural gas furnace, central A/C, newer flooring, and updated windows. The fully fenced yard offers privacy and outdoor space. In 2019 the drain tile system & sump pump was installed. Property does need minor cosmetic updates, but it is priced accordingly, making it a great value for buyers willing to add their personal touch.

11. 2026-03-27
    listed $180,000 Active
12. 2026-03-26
    historical
13. 2026-03-11
    listed $200,000 Active
14. 2022-04-15
    soldstatus $169,000 Sold
15. 2022-03-12
    status Pending
16. 2022-03-04
    price $169,000
17. 2022-03-02
    price $175,000
18. 2022-02-23
    price $179,000
19. 2022-02-11
    listed $184,900 Active
20. 2022-02-02
    historical
21. 2022-01-21
    status Active
22. 2022-01-18
    status Pending
23. 2021-12-31
    historical
24. 2021-12-23
    listed $169,900 Active
25. 2021-12-21
    status Active
26. 2021-12-17
    status Pending
27. 2021-10-13
    listed $169,900 Active
28. 2011-08-25
    soldstatus $75,000
29. 2011-07-25
    historical
30. 2011-06-30
    soldstatus $75,000
31. 2011-03-31
    listed $95,000
32. 2010-04-12
    soldstatus $30,000
33. 2010-02-26
    soldstatus $30,000
34. 2010-02-22
    historical
35. 2010-01-04
    listed $30,000
36. 2009-12-14
    historical
37. 2009-10-23
    listed $75,000
38. 2006-09-28
    soldstatus $136,000
39. 2006-09-12
    soldstatus $136,000
40. 2006-09-07
    historical
41. 2006-06-27
    listed $140,000
42. 2005-11-10
    historical
43. 2005-07-09
    listed $159,900
44. 1991-04-04
    soldstatus $12,500

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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: $29,023
• − Mortgage interest: −$8,962
• − Property taxes: −$2,703
• − Insurance: −$800
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$4,655
• Taxable income: $7,259
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $7,614/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): 27,741
• Household income: $60,225
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1826.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 49% White 23% Two or more races 11% Hispanic / Latino 11% Asian 9%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala
• Languages at home: 68% English-only · Other Asian/Pacific 8% Spanish 8%

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: ▼ -33.91%
• Current HPI: 356.6758
• Rent YoY: ▲ 7.35%
• 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

+1180.0% since first listed

36 events — show timeline

• 2026-04-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-11 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-15 Sold (MLS) $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-04 Price Changed $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-02 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-23 Price Changed $179,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-11 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-23 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-13 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-25 Sold (Public Records) $75,000 Public Records
• 2011-07-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-30 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-31 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-12 Sold (Public Records) $30,000 Public Records
• 2010-02-26 Sold (MLS) $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-04 Listed $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-23 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-28 Sold (Public Records) $136,000 Public Records
• 2006-09-12 Sold (MLS) $136,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-27 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-09 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 1991-04-04 Sold (Public Records) $12,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,703 · -3.7% YoY. Source: county tax records.