2811 Dupont Ave N · Minneapolis, MN 55411

$229,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 3 Days on market

Built 1925 5,227 sqft lot $188/sqft · 9% above area Est $246k · 6% 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).

• Cash flow +11.7/30.0
• ARV discount +10.4/15.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 1 1/2 Story Home with 4BR & 1BA , Living Room w/ Built-in Hutch, Kitchen has a tile backsplash, French Doors lead to Deck, Tile & Hdwd Floors.Great location close to Hwy 94 and on bus lines for an easy commute. Just minutes to Downtown! Must See!

Key facts

• New vanity
• Tile tub surround
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FULLY UPDATED BATHROOM
• NEW VANITY
• TILE TUB SURROUND
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

• Financial info: Conventional financing available

Exterior

• Parking: 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one half story; Above-grade living area approx. 1,428; Main level finished area approx. 884
• Construction: Other foundation; Foundation area 884
• Exterior features: Stucco exterior; Lot roughly 0.12 acres (approx. 42.6 x 127.3); Publicly maintained road frontage

Interior

• Kitchen: Range; Refrigerator; Kitchen (10x11)
• Bedrooms: 3 bedrooms total; Upper level bedroom (14x17); Upper level bedroom (14x14); Main level bedroom (10x12)
• Bathrooms: Main floor full bathroom (1 full bath)
• Heating & cooling: Forced air heating; No central air
• Interior features: Range; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-67 ($-807/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (19.6% below list).
• Recommended offer: $185k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,772 (19.6% 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 1925 — 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: 0.80% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $245,824
• List price: $229,900
• Delta: -2.41%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3123 Dupont Ave N	0.28mi	2/1.0 (-1)	1,200 (-2%)	19mo	$245,000	$204	63
2806 Penn Ave N	0.71mi	3/2.0	1,080 (-12%)	13mo	$214,500	$199	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.49×
• Total profit: $-33,108
• Equity at exit: $34,279

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,508
• Equity at exit: $19,878

Cash invested: $64,372 (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: 133
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-67

Break-even live

Break-even rent $1,933

Max offer price $218,015

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $-2	+0% $-67	+5% $-132	+10% $-197
Rent	-10% $-213	-5% $-140	+0% $-67	+5% $6	+10% $79
Rate	-1.0pp $48	-0.5pp $-9	base $-67	+0.5pp $-127	+1.0pp $-187

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	25d	1	0.09mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	0d	1	0.17mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	22d	1	0.27mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	25d	1	0.31mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	25d	1	0.43mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	5d	1	0.44mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	44d	1	0.44mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	21d	1	0.47mi
414 N 33rd Ave Unit 2 Minneapolis, MN	2.0	1.0	1246	$1,600	$1.28	44d	1	0.55mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	2d	1	0.56mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	5d	1	0.59mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	22d	1	0.59mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	14d	1	0.59mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	0d	1	0.59mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	5d	1	0.59mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	15d	1	0.61mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	15d	1	0.62mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	18d	1	0.65mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	45d	1	0.70mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	4d	7	0.72mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	8d	4	0.79mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	15d	3	0.87mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	18d	1	0.96mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$2,117	$2.05	0d	12	0.98mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	18d	8	1.03mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	22d	1	1.04mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	5d	1	1.04mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	44d	1	1.04mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	18d	1	1.10mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	44d	1	1.11mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	44d	1	1.13mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	15d	1	1.15mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	44d	1	1.19mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	20d	1	1.23mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	0d	1	1.23mi
107 13th Ave NE Minneapolis, MN	1.0–2.0	1.0–2.0	731	$2,282	$3.12	0d	9	1.29mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	44d	1	1.30mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	5d	1	1.33mi
1215 Marshall St NE Minneapolis, MN	2.0	1.0–2.0	772	$2,531	$3.28	4d	7	1.33mi
4055 Lyndale Ave N Minneapolis, MN	2.0	1.0	800	$1,075	$1.34	0d	1	1.41mi

Listing history 39 events

1. 2026-06-21
   days on market $229,900 Active 3 DOM
2. 2026-06-19
   pricedays on marketlisting id $229,900 Active 1 DOM
3. 2026-06-18
   days on market $239,900 Active 76 DOM
4. 2026-06-17
   days on market $239,900 Active 75 DOM
5. 2026-06-16
   days on market $239,900 Active 74 DOM
6. 2026-06-15
   days on market $239,900 Active 73 DOM
7. 2026-06-13
   days on market $239,900 Active 71 DOM
8. 2026-06-09
   days on market $239,900 Active 67 DOM
9. 2026-06-08
   days on market $239,900 Active 66 DOM
10. 2026-06-07
    days on market $239,900 Active 65 DOM
11. 2026-06-04
    days on market $239,900 Active 62 DOM
12. 2026-06-03
    days on market $239,900 Active 61 DOM
13. 2026-06-02
    days on market $239,900 Active 60 DOM
14. 2026-06-01
    days on market $239,900 Active 59 DOM
15. 2026-05-31
    days on market $239,900 Active 58 DOM
16. 2026-05-11
    price $239,900 1072-char remark
17. 2026-05-01
    status Active 1072-char remark
18. 2026-04-28
    historical 1072-char remark
19. 2026-04-08
    status Active 1072-char remark
20. 2026-03-31
    listed $249,900 Active 1072-char remark
21. 2020-01-31
    soldstatus $942,676
22. 2011-01-31
    soldstatus $35,000 260-char remark

    Show marketing remark (260 chars)

    Cozy 1 1/2 Story Home with 4BR & 1BA , Living Room w/ Built-in Hutch, Kitchen has a tile backsplash, French Doors lead to Deck, Tile & Hdwd Floors.Great location close to Hwy 94 and on bus lines for an easy commute. Just minutes to Downtown! Must See!

23. 2011-01-18
    historical 260-char remark

    Show marketing remark (260 chars)

    Cozy 1 1/2 Story Home with 4BR & 1BA , Living Room w/ Built-in Hutch, Kitchen has a tile backsplash, French Doors lead to Deck, Tile & Hdwd Floors.Great location close to Hwy 94 and on bus lines for an easy commute. Just minutes to Downtown! Must See!

24. 2010-06-03
    listed $49,900 260-char remark

    Show marketing remark (260 chars)

    Cozy 1 1/2 Story Home with 4BR & 1BA , Living Room w/ Built-in Hutch, Kitchen has a tile backsplash, French Doors lead to Deck, Tile & Hdwd Floors.Great location close to Hwy 94 and on bus lines for an easy commute. Just minutes to Downtown! Must See!

25. 2006-12-27
    historical
26. 2006-11-30
    soldstatus $179,000
27. 2006-07-27
    listed $142,900
28. 2006-06-07
    historical
29. 2006-04-28
    listed $149,000
30. 2006-04-19
    historical
31. 2006-01-04
    listed $164,900
32. 2005-11-11
    soldstatus $105,000
33. 2005-11-07
    soldstatus $105,000
34. 2005-10-03
    historical
35. 2005-10-03
    soldstatus $85,000
36. 2005-09-24
    listed $105,000
37. 2005-08-22
    historical
38. 2005-08-16
    listed $105,000
39. 1984-09-01
    soldstatus $46,240

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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: $22,173
• − Mortgage interest: −$12,878
• − Property taxes: −$2,707
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$6,688
• Taxable loss: −$4,797
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $344/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

+397.2% since first listed

26 events — show timeline

• 2026-06-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-18 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-31 Sold (Public Records) $942,676 Public Records
• 2011-01-31 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-03 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-30 Sold (MLS) $179,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-27 Listed $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-28 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-01-04 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-11 Sold (MLS) $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-07 Sold (Public Records) $105,000 Public Records
• 2005-10-03 Sold (Public Records) $85,000 Public Records
• 2005-10-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-24 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-16 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 1984-09-01 Sold (Public Records) $46,240 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,707 · +12.1% YoY. Source: county tax records.