19 N 1st St · Minneapolis, MN 55401

$182,000

1 bd · 1.0 ba · 710 sqft · Condo · 18 Days on market

Built 1965 Good condition

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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 +7.5/15.0
• 1% rule +6.1/10.0
• Cash flow +5.6/30.0
• Appreciation +4.8/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• DSCR +0.1/10.0

Listing remarks

Condo available Immediately! Don & acirc; & euro; & trade; t miss this rare opportunity to purchase an affordable 1-bedroom condo on the 19th floor, offering breathtaking views of the Mississippi River, Hennepin and Stone Arch Bridges, and St. Anthony Falls. Located in the sought-after River Towers, this condo comes with an impressive array of amenities: & acirc; & euro; & cent; Expansive outdoor spaces featuring tennis courts, a swimming pool, beautifully landscaped courtyard, grills, and picnic areas & acirc; & euro; & cent; 360-degree rooftop patio with stunning panoramic views & acirc; & euro; & cent; On-site car charging stations and c

Key facts

• Breathtaking views
• Tennis courts
• Swimming pool

Tags

• BREATHTAKING VIEWS
• EXPANSIVE OUTDOOR SPACES
• TENNIS COURTS
• SWIMMING POOL
• LANDSCAPED COURTYARD
• GRILLS

Property features AI

Exterior

• Home design: Built in 1965
• Construction: Living area approximately 710
• Exterior features: Located in the Central Minneapolis subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $182k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $179k (1.5% below list) — sets the bar for market timing.
• Cap rate 3.8% vs local median 3.1% in Minneapolis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Las Estrellas Elementary (math 15% / reading 12%, grade F, #797 of 857 statewide, top 93%, 336 students, 75% FRL); Northeast Middle (math 13% / reading 31%, grade F, #225 of 258 statewide, top 89%, 501 students, 65% FRL); Edison High (math 24% / reading 50%, grade F, #282 of 471 statewide, top 63%, 896 students, 76% FRL).
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-16 pts) — the specific schools serving this property underperform the Minneapolis Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.5%/yr); 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

Forward outlook

• In year one you build about $497 of equity ($1k loan paydown + $-761 appreciation (-0.4% local appreciation)).
• 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 18 days — a 2% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 23y 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 $135k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $179,270 (1.5% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 3.81%
• Cash-on-cash: -8.87%
• DSCR: 0.61
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.42% appreciation · 5.49% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.47×
• Total profit: $-27,207
• Equity at exit: $49,072

10-year hold

• IRR: -1.8%
• Equity multiple: 0.80×
• Total profit: $-10,297
• Equity at exit: $56,054

Cash invested: $50,960 (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 55401

• Home prices YoY: -0.2%
• Rents YoY: 5.5%
• Active inventory: 159
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$954
• Tax est. 1.5%: −$228 /mo · $2,730/yr
• Insurance: −$76
• HOA est. from 2 same-building comps: −$718
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-377

Break-even live

Break-even rent $2,501

Max offer price $127,467

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-314	+0% $-377	+5% $-440	+10% $-503
Rent	-10% $-537	-5% $-457	+0% $-377	+5% $-297	+10% $-217
Rate	-1.0pp $-285	-0.5pp $-331	base $-377	+0.5pp $-424	+1.0pp $-472

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Marquette Ave Minneapolis, MN	1.0–2.0	1.0–2.0	955	$1,516	$1.59	1d	13	0.05mi
120 Hennepin Ave Minneapolis, MN	2.0	1.0–2.0	960	$2,590	$2.70	9d	10	0.08mi
115 2nd Ave S Minneapolis, MN	1.0	1.0	508	$1,371	$2.70	0d	21	0.12mi
110 N 1st St Minneapolis, MN	1.0–2.0	1.0–2.0	885	$1,719	$1.94	0d	20	0.17mi
120 N 2nd St Minneapolis, MN	1.0–2.0	1.0–2.5	1039	$1,591	$1.53	0d	17	0.20mi
270 Hennepin Ave Minneapolis, MN	3.0	1.0–3.0	1505	$4,088	$2.72	1d	53	0.23mi
365 Nicollet Mall Minneapolis, MN	3.0	1.0–3.5	1656	$4,354	$2.63	0d	35	0.28mi
400 Marquette Ave Minneapolis, MN	3.0	1.0–2.0	1103	$2,462	$2.23	0d	11	0.31mi
316 N 2nd St Minneapolis, MN	1.0–2.0	1.0–2.0	795	$1,417	$1.78	1d	8	0.33mi
465 Nicollet Mall Minneapolis, MN	2.0	1.0–3.0	1153	$3,050	$2.65	0d	14	0.34mi
360 1st St N Minneapolis, MN	1.0–2.0	1.0–2.0	889	$1,835	$2.06	1d	10	0.35mi
101 S 5th St Minneapolis, MN	3.0	1.0–2.0	1249	$2,262	$1.81	0d	34	0.38mi
401 N 1st St Minneapolis, MN	—	1.0	531	$1,282	$2.41	45d	1	0.40mi
337 N Washington Ave Minneapolis, MN	2.0	1.0–2.0	796	$2,114	$2.65	3d	30	0.42mi
250 Portland Ave Minneapolis, MN	1.0–2.0	1.0–2.0	897	$1,950	$2.17	0d	9	0.44mi
225 Portland Ave Minneapolis, MN	2.0	1.0–2.0	837	$2,410	$2.88	0d	71	0.46mi
608 2nd Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	999	$1,686	$1.69	0d	32	0.48mi
511 S 4th St Minneapolis, MN	2.0	1.0–2.0	882	$2,215	$2.51	0d	11	0.48mi
432 N 1st St Minneapolis, MN	1.0–2.0	1.0–2.0	1067	$1,395	$1.31	4d	6	0.50mi
240 Park Ave Minneapolis, MN	1.0–2.0	1.0–2.0	1047	$2,075	$1.98	4d	2	0.51mi
205 Park Ave Minneapolis, MN	1.0–2.0	1.0–2.0	859	$1,829	$2.13	1d	5	0.52mi
360 N 5th Ave Minneapolis, MN	2.0	1.0–2.5	1185	$4,452	$3.75	0d	77	0.52mi
528 Washington Ave N Minneapolis, MN	1.0	1.0	543	$2,629	$4.84	0d	20	0.52mi
600 5th Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	878	$1,440	$1.64	1d	12	0.56mi
240 Chicago Ave Minneapolis, MN	2.0	1.0–2.0	825	$2,168	$2.63	1d	14	0.59mi
700 S 4th St Minneapolis, MN	2.0	1.0–2.0	897	$2,688	$2.99	0d	24	0.59mi
616 N Washington Ave Unit 1014635P Minneapolis, MN	1.0	1.0	742	$4,168	$5.62	9d	1	0.59mi
616 N Washington Ave Unit 1571257P Minneapolis, MN	1.0	1.0	742	$4,392	$5.92	0d	1	0.59mi
616 N Washington Ave Unit 1014633P Minneapolis, MN	1.0	1.0	742	$3,776	$5.09	45d	1	0.59mi
607 N Washington Ave Minneapolis, MN	1.0–2.0	1.0–2.0	845	$1,855	$2.20	3d	4	0.60mi
608 N 3rd St Minneapolis, MN	2.0	1.0–2.0	746	$2,446	$3.28	1d	62	0.60mi
315 N 7th Ave Minneapolis, MN	1.0	1.0	625	$2,666	$4.27	0d	12	0.62mi
811 Washington Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	862	$1,660	$1.93	21d	9	0.62mi
650 Portland Ave Minneapolis, MN	2.0	1.0–2.0	1104	$2,825	$2.56	1d	16	0.63mi
338 NE 2nd St Minneapolis, MN	2.0	1.0–2.0	650	$1,958	$3.01	1d	1	0.64mi
431 S 7th St #2610 Minneapolis, MN	1.0	1.0	430	$1,250	$2.91	26d	1	0.64mi
333 E Hennepin Ave Minneapolis, MN	2.0	1.0–2.0	790	$2,474	$3.13	0d	17	0.64mi
431 S 7th St Minneapolis, MN	1.0	1.0	430	$1,250	$2.91	12d	2	0.65mi
431 S 7th St Minneapolis, MN	1.0	1.0	430	$1,250	$2.91	45d	2	0.65mi
200 University Ave SE Minneapolis, MN	3.0	1.0–3.0	1554	$3,882	$2.50	0d	21	0.65mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-15
   days on market $182,000 Active 18 DOM
2. 2026-06-13
   days on market $182,000 Active 16 DOM
3. 2026-06-09
   days on market $182,000 Active 12 DOM
4. 2026-06-08
   days on market $182,000 Active 11 DOM
5. 2026-06-07
   days on market $182,000 Active 10 DOM
6. 2026-06-04
   days on market $182,000 Active 7 DOM
7. 2026-06-03
   days on market $182,000 Active 6 DOM
8. 2026-06-02
   days on market $182,000 Active 5 DOM
9. 2026-06-01
   days on market $182,000 Active 4 DOM
10. 2026-05-31
    days on market $182,000 Active 3 DOM
11. 2026-05-29
    listed $182,000 Active
12. 2024-07-25
    historical $1,795
13. 2024-06-12
    price $1,795
14. 2024-05-30
    historical $1,495
15. 2024-05-22
    listed $1,495
16. 2024-05-22
    historical $1,495
17. 2024-05-03
    listed $1,495
18. 2024-05-03
    historical $1,450
19. 2024-05-01
    listed $1,450
20. 2024-04-23
    price $1,895
21. 2024-04-02
    historical $1,995
22. 2024-04-02
    listed $1,995
23. 2024-03-17
    historical $1,550
24. 2024-03-14
    historical $1,550
25. 2024-03-02
    listed $1,550
26. 2024-02-22
    listed $1,250
27. 2023-12-06
    listed $1,995
28. 2005-03-01
    historical
29. 2005-01-26
    historical
30. 2004-10-28
    soldstatus $135,000
31. 2004-10-26
    listed $179,900
32. 2004-10-09
    listed $189,900
33. 2004-09-09
    historical
34. 2004-08-02
    soldstatus $220,000
35. 2004-07-15
    listed $139,900
36. 2004-07-13
    historical
37. 2004-04-08
    listed $226,000
38. 2003-09-09
    soldstatus $152,500
39. 2003-08-28
    soldstatus $189,000
40. 2003-08-01
    historical
41. 2003-07-23
    listed $145,000
42. 2003-06-15
    historical
43. 2003-06-06
    listed $194,000
44. 2003-05-28
    soldstatus $230,000
45. 2003-04-10
    historical
46. 2003-03-22
    listed $229,000
47. 2003-02-21
    soldstatus $122,900
48. 2003-01-29
    historical
49. 2003-01-06
    listed $122,900
50. 1997-07-30
    soldstatus $40,000

ⓘ 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 · 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: $24,287
• − Mortgage interest: −$10,195
• − Property taxes: −$2,730
• − Insurance: −$910
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$8,616
• − Depreciation: −$5,295
• Taxable loss: −$7,344
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-2,760/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This 1-bedroom condo is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for modest updates to enhance its resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior and interior — Fresh paint improves appearance and value
• Resale Upgrading kitchen appliances — Modern appliances attract more buyers
• Resale Upgrading bathroom fixtures — Modern fixtures enhance appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Resale Upgrading kitchen appliances — Modern appliances attract more buyers ↑
• Resale Upgrading bathroom fixtures — Modern fixtures enhance appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 11,816
• Household income: $113,522
• Rent vs Own: 71.6% rent · 28.4% own
• Severe rent burden: 610.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 9% Hispanic / Latino 8% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 7% Lithuanian 5%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▼ -0.42%
• Current HPI: 233.936
• Rent YoY: ▲ 5.49%
• 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

+355.0% since first listed

40 events — show timeline

• 2026-05-29 Listed $182,000 FSBO.com
• 2024-07-25 Rental Removed $1,795 NORTHSTARMLS
• 2024-06-12 Price Changed $1,795 NORTHSTARMLS
• 2024-05-30 Rental Removed $1,495 NORTHSTARMLS
• 2024-05-22 Listed for Rent $1,495 NORTHSTARMLS
• 2024-05-22 Rental Removed $1,495 NORTHSTARMLS
• 2024-05-03 Listed for Rent $1,495 NORTHSTARMLS
• 2024-05-03 Rental Removed $1,450 NORTHSTARMLS
• 2024-05-01 Listed for Rent $1,450 NORTHSTARMLS
• 2024-04-23 Price Changed $1,895 NORTHSTARMLS
• 2024-04-02 Rental Removed $1,995 RENT.
• 2024-04-02 Listed for Rent $1,995 NORTHSTARMLS
• 2024-03-17 Rental Removed $1,550 NORTHSTARMLS
• 2024-03-14 Rental Removed $1,550 NORTHSTARMLS
• 2024-03-02 Listed for Rent $1,550 RENT.
• 2024-02-22 Listed for Rent $1,250 NORTHSTARMLS
• 2023-12-06 Listed for Rent $1,995 NORTHSTARMLS
• 2005-03-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-28 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-26 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-09 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-02 Sold (MLS) $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-15 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-08 Listed $226,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-09 Sold (MLS) $152,500 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-28 Sold (MLS) $189,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-23 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-06 Listed $194,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-28 Sold (MLS) $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-22 Listed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-02-21 Sold (MLS) $122,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-06 Listed $122,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-07-30 Sold (MLS) $40,000 NORTHSTARMLS as Distributed by MLS Grid