1325 Newton Ave N · Minneapolis, MN 55411

$250,000

6 bd · 3.0 ba · 2,012 sqft · SingleFamily public records · 15 Days on market

Built 1911 5,227 sqft lot

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

This house has great potential, walk out deck, detached garage. It is close to parks and public transportation.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1911

Property features AI

Exterior

• Parking: Detached/attached 2-car garage (19'5" x 20'2")
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Entry level: Main
• Construction: Block foundation
• Exterior features: Metal exterior

Interior

• Kitchen: Kitchen: 13'0" x 11'1" (Main)
• Bedrooms: Bedroom: 10'4" x 15'6" (Upper); Bedroom 2: 11'5" x 10'3" (Upper); Bedroom 3: 7'10" x 13'0" (Upper)
• Bathrooms: Full bath: 10'8" x 5'0" (Upper); Full bath: 6'5" x 7'7" (Main); Full bath: 11'3" x 5'1" (Lower)
• Heating & cooling: Forced air heating; No central air
• Interior features: Full basement; 3 bedrooms on one level

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 8 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 $2,936/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y 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 $32k; list at $250k implies a 669% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.1

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $12,830
• Equity at exit: $37,276

10-year hold

• IRR: 17.6%
• Equity multiple: 2.76×
• Total profit: $122,864
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,936 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $627

Break-even live

Break-even rent $2,143

Max offer price $250,000

Occupancy floor 74%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Morgan Ave N Minneapolis, MN	6.0	2.0	1820	$3,095	$1.70	4d	1	0.14mi
1030 Knox Ave N Apt 3 Minneapolis, MN	5.0	1.5	1500	$2,450	$1.63	43d	1	0.32mi
1414 Golden Valley Rd Unit 2 Minneapolis, MN	5.0	2.0	2000	$2,595	$1.30	43d	1	0.60mi
1113 N 25th Ave Minneapolis, MN	5.0	2.0	2295	$2,695	$1.17	17d	1	1.03mi
2623 Humboldt Ave N Minneapolis, MN	6.0	2.0	1900	$2,795	$1.47	16d	1	1.08mi
2647 Fremont Ave N Minneapolis, MN	5.0	1.0	1508	$2,595	$1.72	14d	1	1.17mi
2819 Girard Ave N Minneapolis, MN	5.0	2.0	1718	$2,300	$1.34	43d	1	1.26mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	21d	1	1.34mi

Listing history 24 events

1. 2026-05-25
   status Pending
2. 2026-05-13
   historical Contingent - Inspection
3. 2026-05-09
   listed $250,000 Active
4. 2026-05-08
   historical $250,000
5. 2025-03-29
   historical $1,900
6. 2025-01-16
   listed $1,900
7. 2011-08-17
   soldstatus $32,500 111-char remark

   Show marketing remark (111 chars)

   This house has great potential, walk out deck, detached garage. It is close to parks and public transportation.

8. 2011-06-30
   historical 111-char remark

   Show marketing remark (111 chars)

   This house has great potential, walk out deck, detached garage. It is close to parks and public transportation.

9. 2011-05-04
   listed $34,900 111-char remark

   Show marketing remark (111 chars)

   This house has great potential, walk out deck, detached garage. It is close to parks and public transportation.

10. 2008-08-12
    soldstatus $89,294
11. 2008-08-12
    soldstatus $160,147
12. 2008-01-08
    soldstatus $40,000 255-char remark

    Show marketing remark (255 chars)

    MOLD! MOLD needs to be removed! Need SPACE and BEDROOMS? Here it is! 3 full bathrooms. Bank owned and SOLD As Is. No warranties. Agent to verify any information on this property to include measurements. MOLD is present in areas of 1st floor and basement

13. 2007-12-30
    historical 255-char remark

    Show marketing remark (255 chars)

    MOLD! MOLD needs to be removed! Need SPACE and BEDROOMS? Here it is! 3 full bathrooms. Bank owned and SOLD As Is. No warranties. Agent to verify any information on this property to include measurements. MOLD is present in areas of 1st floor and basement

14. 2007-11-27
    listed $40,000 255-char remark

    Show marketing remark (255 chars)

    MOLD! MOLD needs to be removed! Need SPACE and BEDROOMS? Here it is! 3 full bathrooms. Bank owned and SOLD As Is. No warranties. Agent to verify any information on this property to include measurements. MOLD is present in areas of 1st floor and basement

15. 2007-11-14
    historical
16. 2007-09-06
    listed $79,500
17. 2004-08-13
    soldstatus $185,000
18. 2004-06-30
    soldstatus $183,400
19. 2004-05-09
    historical
20. 2004-03-19
    listed $165,000
21. 1996-10-08
    historical
22. 1996-06-08
    listed $77,500
23. 1991-01-08
    soldstatus $63,500
24. 1989-05-01
    soldstatus $15,750

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $3,331 · $278/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: $35,231
• − Mortgage interest: −$14,004
• − Property taxes: −$3,331
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$7,273
• Taxable income: $3,736
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $6,622/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

+1487.3% since first listed

24 events — show timeline

• 2026-05-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-29 Rental Removed $1,900 SHOWMOJO
• 2025-01-16 Listed for Rent $1,900 SHOWMOJO
• 2011-08-17 Sold (MLS) $32,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-05-04 Listed $34,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-12 Sold (Public Records) $160,147 Public Records
• 2008-08-12 Sold (Public Records) $89,294 Public Records
• 2008-01-08 Sold (MLS) $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-27 Listed $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-06 Listed $79,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-13 Sold (Public Records) $185,000 Public Records
• 2004-06-30 Sold (MLS) $183,400 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-19 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-06-08 Listed $77,500 NORTHSTARMLS as Distributed by MLS Grid
• 1991-01-08 Sold (Public Records) $63,500 Public Records
• 1989-05-01 Sold (Public Records) $15,750 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,331 · -5.7% YoY. Source: county tax records.