3344 Brunswick Ave N · Crystal, MN 55422

$350,000

5 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 5 Days on market

Built 1960 8,276 sqft lot

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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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in quiet neighborhood with fenced, flat backyard. Updated kitchen with stainless steel appliances and granite countertops. Newer windows, water heater, updated electrical and plumbing. Bright basement with walkout to yard and many windows. The large deck is perfect for grilling and entertaining. A must see!

Key facts

• 8,276 sq ft lot
• Built 1960
• Listed 5 days

Property features AI

Finance

• Financial info: Conventional financing available

Exterior

• Parking: Asphalt parking
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers (Xcel Energy)
• Home design: Residential property; One level (with lower-level finished area); Entry includes a walkout basement
• Construction: Block construction; Block foundation; Asphalt roof (over 8 years old); Built with finished above- and below-grade living areas
• Exterior features: Vinyl siding; Deck; Chain link fencing; Storage shed; Medium tree coverage; City street with paved frontage (public maintained road)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances; Kitchen/Dining room layout
• Bedrooms: 4 bedrooms (includes a main floor primary bedroom and a main floor bedroom)
• Flooring: Tile floors
• Bathrooms: 1 full bath on main floor; 1 three-quarter bath in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen window; Tile floors; Finished basement with drain tile and sump pump; Walkout basement; Deck
• Laundry & utility: Washer and dryer included; Laundry room on lower level; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (10.0% below list).
• Recommended offer: $315k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Crystal — 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 83/100 on livability (#33 in MN, #1,041 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Robbinsdale Public School District (suburban): math 24% / reading 44% proficiency, ranked #250 of 301 in MN (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Noble Elementary (math 22% / reading 32%, grade F, #703 of 857 statewide, top 84%, 264 students, 69% FRL); Plymouth Middle (math 18% / reading 55%, grade F, #169 of 258 statewide, top 65%, 836 students, 50% FRL); Robbinsdale Armstrong Senior High (math 37% / reading 58%, grade D, #162 of 471 statewide, top 35%, 1,832 students, 45% FRL).
• Market conditions: Rents rising (+3.7%/yr); 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 40% of the median local income ($94k/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 $10k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $227k; list at $350k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $314,909 (10.0% below list)

Questions for the listing agent

1. Built in 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.90% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-48,171
• Equity at exit: $52,186

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-24,253
• Equity at exit: $30,262

Cash invested: $98,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55422

• Rents YoY: 3.7%
• Active inventory: 167
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,149 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$409 /mo · $4,907/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $98

Break-even live

Break-even rent $3,026

Max offer price $350,000

Occupancy floor 92%

Sensitivity live

Price	-10% $296	-5% $197	+0% $98	+5% $-1	+10% $-101
Rent	-10% $-151	-5% $-27	+0% $98	+5% $222	+10% $346
Rate	-1.0pp $274	-0.5pp $187	base $98	+0.5pp $7	+1.0pp $-85

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3809 Hampshire Ave N Minneapolis, MN	5.0	2.0	1982	$3,249	$1.64	5d	1	0.63mi
2490 Quail Ave N Minneapolis, MN	4.0	3.0	2500	$3,900	$1.56	6d	1	1.14mi

Listing history 23 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   historical Contingent - Inspection
3. 2026-05-11
   listed $350,000 Active
4. 2026-05-10
   historical $350,000
5. 2018-02-05
   soldstatus $227,000
6. 2018-01-09
   soldstatus $227,000 Sold 319-char remark

   Show marketing remark (319 chars)

   Great home in quiet neighborhood with fenced, flat backyard. Updated kitchen with stainless steel appliances and granite countertops. Newer windows, water heater, updated electrical and plumbing. Bright basement with walkout to yard and many windows. The large deck is perfect for grilling and entertaining. A must see!

7. 2018-01-02
   status Pending 319-char remark

   Show marketing remark (319 chars)

   Great home in quiet neighborhood with fenced, flat backyard. Updated kitchen with stainless steel appliances and granite countertops. Newer windows, water heater, updated electrical and plumbing. Bright basement with walkout to yard and many windows. The large deck is perfect for grilling and entertaining. A must see!

8. 2017-12-03
   historical Contingent - Inspection 319-char remark

   Show marketing remark (319 chars)

   Great home in quiet neighborhood with fenced, flat backyard. Updated kitchen with stainless steel appliances and granite countertops. Newer windows, water heater, updated electrical and plumbing. Bright basement with walkout to yard and many windows. The large deck is perfect for grilling and entertaining. A must see!

9. 2017-11-29
   listed $219,900 Active 319-char remark

   Show marketing remark (319 chars)

   Great home in quiet neighborhood with fenced, flat backyard. Updated kitchen with stainless steel appliances and granite countertops. Newer windows, water heater, updated electrical and plumbing. Bright basement with walkout to yard and many windows. The large deck is perfect for grilling and entertaining. A must see!

10. 2016-08-23
    soldstatus $195,000
11. 2016-08-15
    soldstatus $195,000 Sold 351-char remark

    Show marketing remark (351 chars)

    Wonderfully remodeled home that has many updates including new kitchen with granite countertops and stainless appliances, new windows throughout, new water heater, updated electric and plumbing. Bright basement with a walkout to flat and treed lot. Big deck on main level allows you to enjoy the outdoors. Large finished laundry room with big windows.

12. 2016-08-04
    status Pending 351-char remark

    Show marketing remark (351 chars)

    Wonderfully remodeled home that has many updates including new kitchen with granite countertops and stainless appliances, new windows throughout, new water heater, updated electric and plumbing. Bright basement with a walkout to flat and treed lot. Big deck on main level allows you to enjoy the outdoors. Large finished laundry room with big windows.

13. 2016-07-25
    historical Contingent - Inspection 351-char remark

    Show marketing remark (351 chars)

    Wonderfully remodeled home that has many updates including new kitchen with granite countertops and stainless appliances, new windows throughout, new water heater, updated electric and plumbing. Bright basement with a walkout to flat and treed lot. Big deck on main level allows you to enjoy the outdoors. Large finished laundry room with big windows.

14. 2016-07-12
    listed $199,900 Active 351-char remark

    Show marketing remark (351 chars)

    Wonderfully remodeled home that has many updates including new kitchen with granite countertops and stainless appliances, new windows throughout, new water heater, updated electric and plumbing. Bright basement with a walkout to flat and treed lot. Big deck on main level allows you to enjoy the outdoors. Large finished laundry room with big windows.

15. 2016-02-29
    soldstatus $99,000
16. 2015-02-19
    historical
17. 2014-02-27
    historical Contingent - Inspection
18. 2014-02-13
    listed $99,900 Active
19. 2002-12-20
    soldstatus $152,000
20. 2002-11-27
    soldstatus $152,000
21. 2002-11-08
    historical
22. 2002-10-15
    listed $155,000
23. 1984-10-01
    soldstatus $57,900

ⓘ 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: $4,907 · $409/mo
• Projected year-2 tax: $4,907 · $409/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,789
• − Mortgage interest: −$19,605
• − Property taxes: −$4,907
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,023
• − Management: −$3,023
• − Depreciation: −$10,182
• Taxable loss: −$4,701
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $2,300/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: Robbinsdale Public School District
• NCES district ID: 2731780
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $60,234
• Composite: 30.42/100
• National rank: #6240
• State rank: #250 of 301 in MN

Livability — Crystal

• Score: 83/100
• State rank: #33
• US rank: #1041

Category grades

Amenities C Commute A+ Cost of living B+ Crime C Employment A+ Housing A+ Health & safety A User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal, MN
• County: Hennepin County · 1,150,272 people
• City population: 24,764
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 28,452
• Household income: $93,914
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1135.0

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 (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 9% · Canada, United Kingdom, China
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 1%

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: ▼ -313.61%
• Current HPI: 242.8812
• Rent YoY: ▲ 3.72%
• 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

+504.5% since first listed

23 events — show timeline

• 2026-05-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Coming Soon $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-05 Sold (Public Records) $227,000 Public Records
• 2018-01-09 Sold (MLS) $227,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-29 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-23 Sold (Public Records) $195,000 Public Records
• 2016-08-15 Sold (MLS) $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-12 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-29 Sold (Public Records) $99,000 Public Records
• 2015-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-13 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-12-20 Sold (Public Records) $152,000 Public Records
• 2002-11-27 Sold (MLS) $152,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-10-15 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 1984-10-01 Sold (Public Records) $57,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,907 · +4.3% YoY. Source: county tax records.