2827 Bryant Ave N #1 · Minneapolis, MN 55411

$139,500

2 bd · 1.0 ba · 852 sqft · Condo public records · 129 Days on market

Built 1907 $164/sqft · 69% below area $450/mo HOA · 29% of rent

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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
• Cash flow +6.7/30.0
• 1% rule +6.2/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and spacious 2BR/1BA condo featuring a large living room with hardwood floors and an oversized kitchen. Open floor plan with abundant natural light throughout. Both bedrooms offer generous closet space. In-unit washer and dryer included. Private entrance with a porch for added convenience.

Key facts

• Oversized kitchen
• Large living room
• Private entrance

Tags

• LARGE LIVING ROOM
• OVERSIZED KITCHEN
• ABUNDANT NATURAL LIGHT
• GENEROUS CLOSET SPACE
• IN-UNIT WASHER AND DRYER
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (28.0% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $101k (28.0% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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 15d 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 31% 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 $964 of loan paydown is wiped out by about $4k 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

• It's been on market 129 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 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: HOA is 29% of rent; built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,502 (28.0% 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. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.12% ✓
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 7.4

CMA / ARV

• ARV (median comp): $401,551
• List price: $139,500
• Delta: -65.26%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.25×
• Total profit: $-29,170
• Equity at exit: $20,800

10-year hold

• IRR: -3.0%
• Equity multiple: 0.74×
• Total profit: $-9,994
• Equity at exit: $12,061

Cash invested: $39,060 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$732
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$58
• HOA: −$450
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-221

Break-even live

Break-even rent $1,848

Max offer price $100,502

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-181	+0% $-221	+5% $-260	+10% $-300
Rent	-10% $-345	-5% $-283	+0% $-221	+5% $-159	+10% $-97
Rate	-1.0pp $-151	-0.5pp $-185	base $-221	+0.5pp $-257	+1.0pp $-294

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	0d	1	0.22mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	21d	1	0.38mi
3347 Emerson Ave N #2 Minneapolis, MN	1.0	1.0	746	$1,300	$1.74	3d	1	0.55mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	3d	1	0.58mi
1709 N 26th Ave Unit 3 Minneapolis, MN	1.0	1.0	920	$1,250	$1.36	44d	1	0.60mi
3342 N Humboldt Ave Unit 2 Minneapolis, MN	1.0	1.0	900	$1,395	$1.55	18d	1	0.61mi
801 N 21st Ave Unit 204 Minneapolis, MN	1.0	1.0	750	$875	$1.17	44d	1	0.62mi
801 21st Ave N Minneapolis, MN	1.0	1.0	750	$875	$1.17	5d	2	0.62mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	15d	1	0.68mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	0d	1	0.69mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	15d	1	0.69mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	4d	7	0.71mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	18d	1	0.73mi
3606 N Bryant Ave Unit 2 Minneapolis, MN	1.0	1.0	600	$1,250	$2.08	44d	1	0.80mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	8d	4	0.86mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$1,730	$1.67	0d	12	0.90mi
3230 N Penn Ave Unit 1 Minneapolis, MN	1.0	1.0	765	$895	$1.17	5d	1	0.91mi
3322 Penn Ave N Minneapolis, MN	1.0	1.0	660	$1,350	$2.05	15d	1	0.95mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	15d	3	0.97mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	44d	1	1.03mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	18d	1	1.04mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	18d	8	1.06mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	22d	1	1.06mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	5d	1	1.06mi
1315 N Dowling Ave Unit 306 Minneapolis, MN	1.0	1.0	750	$1,250	$1.67	5d	1	1.06mi
1407 N 15th Ave Unit 2 Minneapolis, MN	2.0	1.0	687	$1,300	$1.89	44d	1	1.10mi
1432 Grand St NE Unit 2 Minneapolis, MN	2.0	1.0	670	$1,475	$2.20	0d	1	1.11mi
1432 Grand St NE Minneapolis, MN	2.0	1.0	670	$1,475	$2.20	8d	1	1.11mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	44d	1	1.13mi
107 13th Ave NE Minneapolis, MN	1.0–2.0	1.0–2.0	731	$2,282	$3.12	0d	9	1.20mi
3643 Penn Ave N Minneapolis, MN	1.0	1.0	900	$988	$1.10	44d	2	1.23mi
1215 Marshall St NE Minneapolis, MN	2.0	1.0–2.0	772	$2,531	$3.28	4d	7	1.25mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	44d	1	1.29mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	0d	1	1.30mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	21d	1	1.30mi
301 17th Ave NE Minneapolis, MN	2.0	1.0	925	$1,295	$1.40	5d	1	1.33mi
1020 N 3rd St Minneapolis, MN	1.0	1.0	549	$1,295	$2.36	0d	4	1.39mi
4055 Lyndale Ave N Minneapolis, MN	2.0	1.0	800	$1,075	$1.34	0d	1	1.40mi
4055 N Lyndale Ave Unit 1 Minneapolis, MN	1.0	1.0	650	$945	$1.45	44d	1	1.40mi
1000 Main St NE Minneapolis, MN	1.0	1.0	520	$1,795	$3.45	14d	6	1.41mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $139,500 Active 129 DOM
2. 2026-06-18
   days on market $139,500 Active 126 DOM
3. 2026-06-17
   days on market $139,500 Active 125 DOM
4. 2026-06-16
   days on market $139,500 Active 124 DOM
5. 2026-06-15
   days on market $139,500 Active 123 DOM
6. 2026-06-13
   days on market $139,500 Active 121 DOM
7. 2026-06-09
   days on market $139,500 Active 117 DOM
8. 2026-06-08
   days on market $139,500 Active 116 DOM
9. 2026-06-07
   days on market $139,500 Active 115 DOM
10. 2026-06-04
    days on market $139,500 Active 112 DOM
11. 2026-06-03
    days on market $139,500 Active 111 DOM
12. 2026-06-02
    days on market $139,500 Active 110 DOM
13. 2026-06-01
    days on market $139,500 Active 109 DOM
14. 2026-05-31
    days on market $139,500 Active 108 DOM
15. 2026-04-10
    price $139,500 299-char remark

    Show marketing remark (299 chars)

    Charming and spacious 2BR/1BA condo featuring a large living room with hardwood floors and an oversized kitchen. Open floor plan with abundant natural light throughout. Both bedrooms offer generous closet space. In-unit washer and dryer included. Private entrance with a porch for added convenience.

16. 2026-02-12
    listed $142,000 Active 299-char remark

    Show marketing remark (299 chars)

    Charming and spacious 2BR/1BA condo featuring a large living room with hardwood floors and an oversized kitchen. Open floor plan with abundant natural light throughout. Both bedrooms offer generous closet space. In-unit washer and dryer included. Private entrance with a porch for added convenience.

17. 2023-05-23
    historical
18. 2023-04-14
    listed $140,000 Active
19. 2023-04-08
    historical
20. 2022-06-16
    soldstatus $140,000
21. 2022-06-09
    soldstatus $140,000 Sold
22. 2022-05-27
    status Pending
23. 2022-05-24
    historical Contingent - Inspection
24. 2022-05-18
    listed $135,000 Active
25. 2018-10-01
    soldstatus $101,000
26. 2018-09-06
    soldstatus $101,000 Sold
27. 2018-08-03
    historical
28. 2018-07-31
    listed $99,800 Active
29. 2007-01-17
    soldstatus $102,000
30. 2006-12-26
    soldstatus $102,000
31. 2006-12-05
    historical
32. 2006-08-02
    listed $99,900
33. 2006-08-01
    historical
34. 2006-04-03
    listed $129,900
35. 2006-03-10
    historical
36. 2005-09-26
    listed $137,900
37. 2005-09-24
    historical
38. 2005-05-06
    listed $137,900

ⓘ 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: $2,645 · $220/mo
• Projected year-2 tax: $2,645 · $220/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $18,826
• − Mortgage interest: −$7,814
• − Property taxes: −$2,645
• − Insurance: −$698
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − HOA: −$5,400
• − Depreciation: −$4,058
• Taxable loss: −$4,802
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $-1,497/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

+1.2% since first listed

24 events — show timeline

• 2026-04-10 Price Changed $139,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-12 Listed $142,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-14 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-08 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-16 Sold (Public Records) $140,000 Public Records
• 2022-06-09 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-18 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-01 Sold (Public Records) $101,000 Public Records
• 2018-09-06 Sold (MLS) $101,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-31 Listed $99,800 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-17 Sold (Public Records) $102,000 Public Records
• 2006-12-26 Sold (MLS) $102,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-02 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-03 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-26 Listed $137,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-06 Listed $137,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $2,645 · +89.4% YoY. Source: county tax records.