5125 Howe Ln · Brooklyn Center, MN 55429

$305,000

4 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 10 Days on market

Built 1959 9,583 sqft lot $177/sqft · 10% below area Est $356k · 14% 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).

• ARV discount +14.0/15.0
• Cash flow +8.7/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Finance

• Other: Above-grade finished area and main level finished area reported; total living area and building area available
• Financial info: FHA financing noted

Exterior

• Parking: Attached 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service by Xcel Energy
• Home design: Residential property; One level (main living on one level) with additional finished lower level
• Construction: Asphalt roof; Block foundation
• Exterior features: Vinyl exterior; Patio; Partial fencing; Light tree coverage on the lot; Road frontage on city street with paved streets; public maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Four bedrooms total (three bedrooms on the main level; one bedroom on the lower level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished lower-level with egress window(s) and storage space; Eat-in kitchen / kitchen-dining combination / living-dining room layout; Laundry room in basement with sink; Exhaust fan; Stainless steel appliances
• Laundry & utility: Washer; Dryer; Basement laundry room with sink

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (20.6% below list).
• Recommended offer: $242k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: schools D+, crime F, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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 $221k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,285 (20.6% 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 1959 — 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (median comp): $356,285
• List price: $305,000
• Delta: -14.39%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-65,767
• Equity at exit: $45,476

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-78,103
• Equity at exit: $26,371

Cash invested: $85,400 (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 55429

• Active inventory: 87
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$445 /mo · $5,344/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-258

Break-even live

Break-even rent $2,749

Max offer price $259,459

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,665	$1.75	4d	12	0.49mi
7212 Kyle Ave N Minneapolis, MN	3.0	2.0	1700	$2,400	$1.41	43d	1	0.90mi
7441 Major Ave N Minneapolis, MN	3.0	2.0	1800	$2,600	$1.44	16d	1	1.13mi
3119 67th Ave N Minneapolis, MN	4.0	2.0	2056	$3,000	$1.46	43d	1	1.20mi
6200 74th Ave N Minneapolis, MN	5.0	3.0	2162	$3,109	$1.44	1d	1	1.22mi
5528 Brookdale Dr N Minneapolis, MN	3.0	2.0	1400	$2,195	$1.57	43d	1	1.46mi

Listing history 26 events

1. 2026-06-02
   statusdays on market $305,000 Pending 10 DOM
2. 2026-05-16
   historical Contingent - Inspection
3. 2026-05-07
   listed $305,000 Active
4. 2026-05-07
   historical
5. 2019-05-16
   soldstatus $221,000
6. 2019-05-03
   soldstatus $221,000 Sold 419-char remark

   Show marketing remark (419 chars)

   This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

7. 2019-05-01
   status Pending 419-char remark

   Show marketing remark (419 chars)

   This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

8. 2019-04-29
   soldstatus $221,000 Sold 419-char remark

   Show marketing remark (419 chars)

   This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

9. 2019-04-11
   status Pending 419-char remark

   Show marketing remark (419 chars)

   This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

10. 2019-04-05
    historical Contingent - Inspection 419-char remark

    Show marketing remark (419 chars)

    This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

11. 2019-04-04
    listed $225,000 Active 419-char remark

    Show marketing remark (419 chars)

    This one will not last long! This is a move in ready home with updates throughout. Two bedrooms on the main level with a full bathroom, family room, kitchen w/ separate dinning room. Lower level has a HUGE bedroom, a living room with a HUGE bathroom! I can't forget to mention all the storage! The back yard is fenced in & is spacious for all your gatherings! 2 stall detached garage. Please verify all measurements

12. 2017-04-06
    soldstatus $170,000
13. 2014-01-30
    soldstatus $145,750
14. 2014-01-29
    soldstatus $145,750

    Show marketing remark (236 chars)

    Fantastic clean home in great family neighborhood. Move-in cond w/updtd kit. New counter tops, appliances and flooring. Beautiful hrdwd flrs,lower level fam rm. w/new carpet. New timberline roof and a Huge 2+ car gar. NEW EXTERIOR PAINT

15. 2014-01-29
    listed $145,750

    Show marketing remark (236 chars)

    Fantastic clean home in great family neighborhood. Move-in cond w/updtd kit. New counter tops, appliances and flooring. Beautiful hrdwd flrs,lower level fam rm. w/new carpet. New timberline roof and a Huge 2+ car gar. NEW EXTERIOR PAINT

16. 2011-06-15
    historical
17. 2011-04-09
    listed $129,900
18. 2011-04-07
    historical
19. 2010-10-26
    listed $129,900
20. 2010-09-14
    soldstatus $95,000
21. 2010-08-12
    historical
22. 2010-07-23
    listed $109,900
23. 2010-07-18
    historical
24. 2010-03-18
    listed $114,900
25. 2010-03-17
    historical
26. 2009-10-14
    listed $129,900

ⓘ 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: $5,344 · $445/mo
• Projected year-2 tax: $5,344 · $445/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 ≥100°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: $29,074
• − Mortgage interest: −$17,085
• − Property taxes: −$5,344
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$8,873
• Taxable loss: −$8,404
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $-1,077/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• City population: 22,749
• Population (ZIP): 27,570

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 34% Asian 15% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Swiss 9% Portuguese 5% Romanian 2%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 10% Other Asian/Pacific 9% 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: ▼ -228.09%
• Current HPI: 266.119
• Rent YoY: —
• Metro: —
• 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

+134.8% since first listed

26 events — show timeline

• 2026-06-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $305,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $305,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-16 Sold (Public Records) $221,000 Public Records
• 2019-05-03 Sold (MLS) $221,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-29 Sold (MLS) $221,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-04 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-06 Sold (Public Records) $170,000 Public Records
• 2014-01-30 Sold (Public Records) $145,750 Public Records
• 2014-01-29 Listed $145,750 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-29 Sold (MLS) $145,750 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-09 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-26 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-09-14 Sold (MLS) $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-23 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-03-18 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-03-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-14 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $5,344 · +28.2% YoY. Source: county tax records.