3007 Fremont Ave N · Minneapolis, MN 55411

$103,900

4 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 6 Days on market

Built 1913 5,227 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Remodeled house with fireplace, hardwood floors, lots of storage, mature trees, sun filled rooms, close to the bus stop and 4 bedrooms. This house is perfect if you need a lot of space.

Key facts

• Formal dining room
• Large front porch
• Two story stucco

Tags

• TWO STORY STUCCO
• OPEN BACKYARD
• LARGE FRONT PORCH
• LIVING ROOM WITH FIREPLACE
• FORMAL DINING ROOM
• LARGE KITCHEN

Property features AI

Exterior

• Parking: No dedicated parking listed
• Utilities: City water connected; City sewer connected; Natural gas service
• Home design: Residential property; Two levels; Main entry on the main level
• Construction: Frame construction; Block foundation; Roof older than 8 years
• Exterior features: Stucco exterior; Front porch and additional porch; Light tree coverage; Located within six blocks of public transit; City street with paved roads and public maintenance

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (two on the upper level, one on the main level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Boiler heating; No central air
• Interior features: Living/dining room; Front porch; Unfinished basement; Wood-burning fireplace in living room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Cap rate 19.7% 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; 33 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).
• At $2,376/mo this rent would consume 47% 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 $718 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,900

Questions for the listing agent

1. Built in 1913 — 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: 2.29% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.79%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.1%
• Equity multiple: 3.33×
• Total profit: $67,846
• Equity at exit: $15,492

10-year hold

• IRR: 57.3%
• Equity multiple: 7.98×
• Total profit: $202,968
• Equity at exit: $8,983

Cash invested: $29,092 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,558/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,159

Break-even live

Break-even rent $909

Max offer price $103,900

Occupancy floor 46%

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: $25,975
• Closing costs: $3,117
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	24d	1	0.06mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	21d	1	0.13mi
3238 Humboldt Ave N Minneapolis, MN	5.0	1.0	1389	$2,100	$1.51	43d	1	0.19mi
2819 Girard Ave N Minneapolis, MN	5.0	2.0	1718	$2,300	$1.34	43d	1	0.20mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	21d	1	0.30mi
2647 Fremont Ave N Minneapolis, MN	5.0	1.0	1508	$2,595	$1.72	14d	1	0.32mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	3d	1	0.34mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	43d	1	0.36mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	14d	1	0.40mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	24d	1	0.46mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	43d	1	0.48mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	24d	1	0.48mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	21d	1	0.48mi
3522 Bryant Ave N Minneapolis, MN	5.0	2.0	1449	$2,995	$2.07	43d	1	0.58mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	43d	1	0.66mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	3d	1	0.66mi
3526 Newton Ave N Minneapolis, MN	5.0	2.0	1470	$2,795	$1.90	1d	1	0.69mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	21d	1	0.72mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	3d	1	0.72mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	44d	1	0.74mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	14d	1	0.75mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	17d	1	0.97mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	43d	1	1.00mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	7d	1	1.00mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	14d	1	1.19mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$2,503	$2.42	3d	10	1.22mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	43d	1	1.28mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	19d	1	1.29mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	43d	1	1.31mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	1d	1	1.38mi
1428 Marshall St NE Minneapolis, MN	3.0	2.5	1800	$3,300	$1.83	1d	1	1.39mi
207 24th Ave NE Minneapolis, MN	3.0	3.0	1575	$2,995	$1.90	43d	1	1.48mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	3d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $103,900 Active 6 DOM
2. 2026-06-17
   days on market $103,900 Active 5 DOM
3. 2026-06-16
   days on market $103,900 Active 4 DOM
4. 2026-06-15
   days on market $103,900 Active 3 DOM
5. 2026-06-13
   remarks 360-char remark
6. 2026-06-13
   listed $103,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,506
• − Mortgage interest: −$5,820
• − Property taxes: −$1,558
• − Insurance: −$520
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$3,023
• Taxable income: $13,025
• Est. tax owed @ 24.0%: −$3,126
• After-tax cash flow: $10,778/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

+150.1% since first listed

25 events — show timeline

• 2026-06-12 Listed $103,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-12-30 Sold (Public Records) $178,000 Public Records
• 2020-12-30 Sold (MLS) $178,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-12-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-05 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-20 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-20 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-19 Sold (Public Records) $45,000 Public Records
• 2014-02-18 Sold (Public Records) $30,000 Public Records
• 2014-02-17 Sold (MLS) $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-17 Price Changed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $95,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-24 Sold (MLS) $26,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-10 Listed $26,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-08 Listed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-29 Sold (Public Records) $177,000 Public Records
• 2004-05-21 Sold (MLS) $114,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-18 Listed $116,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-12-30 Sold (Public Records) $41,550 Public Records
• 1996-12-30 Sold (Public Records) $41,550 Public Records

Property tax history

+3.1%/yr

Latest (2025): $12,554 · +136.8% YoY. Source: county tax records.