3418 James Ave N · Minneapolis, MN 55412

$149,900

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 89 Days on market

Built 1910 5,227 sqft lot $160/sqft · 33% below area Est $224k · 33% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

Key facts

• Move-in ready
• Natural light
• Mature landscaping

Tags

• NATURAL LIGHT
• TWO-CAR GARAGE
• MATURE LANDSCAPING
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $61 ($735/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 $145k (3.1% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+6.3%/yr); 169 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k 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 89 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 0.97% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $223,575
• List price: $149,900
• Delta: -32.95%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 Queen Ave N	0.56mi	2/1.0	956 (+2%)	15mo	$150,000	$157	58
3859 Penn Ave N	0.71mi	3/1.0 (+1)	980 (+4%)	5mo	$239,500	$244	50

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-15,276
• Equity at exit: $22,351

10-year hold

• IRR: 4.0%
• Equity multiple: 1.34×
• Total profit: $14,179
• Equity at exit: $12,961

Cash invested: $41,972 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$786
• Tax from tax record: −$237 /mo · $2,850/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $61

Break-even live

Break-even rent $1,375

Max offer price $149,900

Occupancy floor 91%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3342 N Humboldt Ave Unit 2 Minneapolis, MN	1.0	1.0	900	$1,395	$1.55	17d	1	0.12mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	17d	1	0.23mi
3347 Emerson Ave N #2 Minneapolis, MN	1.0	1.0	746	$1,300	$1.74	2d	1	0.27mi
3322 Penn Ave N Minneapolis, MN	1.0	1.0	660	$1,350	$2.05	14d	1	0.40mi
3230 N Penn Ave Unit 1 Minneapolis, MN	1.0	1.0	765	$895	$1.17	4d	1	0.43mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	13d	1	0.47mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	17d	8	0.48mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	21d	1	0.50mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	4d	1	0.50mi
1315 N Dowling Ave Unit 306 Minneapolis, MN	1.0	1.0	750	$1,250	$1.67	4d	1	0.50mi
3643 Penn Ave N Minneapolis, MN	1.0	1.0	900	$988	$1.10	43d	2	0.53mi
3606 N Bryant Ave Unit 2 Minneapolis, MN	1.0	1.0	600	$1,250	$2.08	43d	1	0.54mi
1709 N 26th Ave Unit 3 Minneapolis, MN	1.0	1.0	920	$1,250	$1.36	43d	1	0.78mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	43d	1	0.86mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	20d	1	0.90mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	14d	3	0.94mi
4055 Lyndale Ave N Minneapolis, MN	1.0	1.0	650	$945	$1.45	4d	1	1.02mi
4055 N Lyndale Ave Unit 1 Minneapolis, MN	1.0	1.0	650	$945	$1.45	43d	1	1.02mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	14d	1	1.07mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	7d	4	1.09mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	43d	1	1.10mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	2d	1	1.12mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	17d	1	1.15mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	43d	1	1.16mi
4253 Webber Pkwy Minneapolis, MN	1.0	1.0	700	$1,295	$1.85	24d	1	1.18mi
801 N 21st Ave Unit 204 Minneapolis, MN	1.0	1.0	750	$875	$1.17	43d	1	1.27mi
801 21st Ave N Minneapolis, MN	1.0	1.0	750	$875	$1.17	4d	2	1.27mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	43d	1	1.32mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	3d	7	1.35mi
3600 France Ave N Minneapolis, MN	1.0	1.0	619	$1,745	$2.82	2d	12	1.40mi

Listing history 31 events

1. 2026-05-12
   historical Contingent - Inspection 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

2. 2026-05-07
   price $149,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

3. 2026-05-02
   price $154,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

4. 2026-04-23
   price $159,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

5. 2026-04-16
   price $164,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

6. 2026-04-10
   price $169,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

7. 2026-04-02
   price $174,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

8. 2026-03-25
   price $179,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

9. 2026-03-18
   price $189,900 424-char remark

   Show marketing remark (424 chars)

   Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

10. 2026-03-05
    price $198,900 424-char remark

    Show marketing remark (424 chars)

    Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

11. 2026-02-26
    listed $199,900 Active 424-char remark

    Show marketing remark (424 chars)

    Charming 2-bedroom starter home in desirable Minneapolis location! This bright and inviting residence offers a thoughtful layout with plenty of natural light and a cozy living spaces perfect for everyday living. Enjoy the convenience of a two-car garage, and mature landscaping. Close to shopping, dining, parks, transit and freeways. Refreshed and move-in ready, this home combines comfort and value in one perfect package!

12. 2025-08-13
    soldstatus $105,000
13. 2021-04-04
    historical Contingent - Inspection
14. 2021-04-01
    price $142,999
15. 2021-03-01
    status Active
16. 2021-02-25
    historical Contingent - Inspection
17. 2021-02-24
    listed $147,999 Active
18. 2020-12-07
    price $149,999
19. 2020-10-29
    price $154,900
20. 2020-10-08
    listed $159,900 Active
21. 2020-03-09
    historical
22. 2019-11-30
    listed $134,900 Active
23. 2019-11-23
    historical
24. 2019-09-05
    listed $134,900 Active
25. 2011-07-07
    historical
26. 2010-11-05
    listed $49,900
27. 2010-11-05
    historical
28. 2010-06-16
    listed $59,900
29. 1996-12-23
    historical
30. 1996-10-26
    listed $51,500
31. 1984-01-01
    soldstatus $51,500

ⓘ 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: $2,850 · $237/mo
• Projected year-2 tax: $2,850 · $237/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: $17,427
• − Mortgage interest: −$8,397
• − Property taxes: −$2,850
• − Insurance: −$750
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,361
• Taxable loss: −$1,718
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $1,147/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): 24,460
• Household income: $68,682
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 913.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 9% Other Asian/Pacific 7% Tagalog/Filipino 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: ▼ -109.98%
• Current HPI: 298.1414
• Rent YoY: ▲ 6.35%
• 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

+191.1% since first listed

31 events — show timeline

• 2026-05-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $198,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-26 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-13 Sold (Public Records) $105,000 Public Records
• 2021-04-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-01 Price Changed $142,999 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-24 Listed $147,999 NORTHSTARMLS as Distributed by MLS Grid
• 2020-12-07 Price Changed $149,999 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-29 Price Changed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-08 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-30 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-05 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-05 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-16 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-12-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-26 Listed $51,500 NORTHSTARMLS as Distributed by MLS Grid
• 1984-01-01 Sold (Public Records) $51,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,850 · +1.8% YoY. Source: county tax records.