2326 Bryant Ave N · Minneapolis, MN 55411

$299,000

7 bd · 2.0 ba · 2,158 sqft · Other public records · 53 Days on market

Built 1904 6,969 sqft lot $139/sqft · 14% above area Est $344k · 13% under

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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 +13.9/30.0
• ARV discount +13.3/15.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2326 Bryant Ave N! This expansive multi-family home is the perfect opportunity for a first time or seasoned investor, as well as someone looking to build some great equity! Located in the Hawthorne neighborhood, this home offers a lower unit with 3 bedrooms and 1 bathroom as well as a spacious upper unit with 4 bedrooms and 1 bathroom. Located near shopping, restaurants, parks and multiple bus lines. You will not want to miss this opportunity!

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1904

Property features AI

Finance

• Other: No owner-paid utilities listed
• Financial info: Property classified as Residential Income with 2 total units; Gross income reported at $38,160; Net operating income reported at $34,160; Tenants pay all utilities; Typical financing: conventional mortgage
• HOA & community: None listed

Exterior

• Parking: Parking on asphalt; Electric vehicle charging available; Parking garage; 2-car garage
• Security: None listed
• Utilities: City water (connected); City sewer (in street); Natural gas; Electric service with circuit breakers
• Home design: Residential income property — duplex (up and down); More than 2 stories; Accessibility features including wheelchair ramps and partial wheelchair access
• Construction: Constructed of block, brick and frame; Foundation: block with brick/mortar; Roof replaced or age 8 years or less; Built-in foundation area and main level area consistent with multi-unit layout
• Exterior features: Front porch; Metal, vinyl, and wood exterior elements; Chain link fencing; Tree coverage (medium); Underground utilities; Public transit within six blocks; City street with curbs, paved streets, sidewalks and storm sewer

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stainless steel appliances (in one unit); Solid surface countertops; Custom cabinetry
• Bedrooms: 6 total bedrooms (across units)
• Flooring: Natural woodwork
• Bathrooms: Full bathrooms (unit breakdown below)
• Heating & cooling: Forced air heating; Central air conditioning (both units)
• Interior features: Shared common-area laundry; Full daylight basement with shared access; Grab bars in bathroom; Partially wheelchair accessible; Wheelchair ramp(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $34 ($410/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 $274k (8.4% below list).
• Recommended offer: $274k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 1 comparable units currently listed for rent nearby; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $2,738/mo this rent would consume 55% of the median local household income ($60k/yr) (locally 1826% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 53 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $273,789 (8.4% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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: 0.92% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $343,652
• List price: $299,000
• Delta: -12.99%
• 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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-33,689
• Equity at exit: $44,582

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $29,941
• Equity at exit: $25,852

Cash invested: $83,720 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$436 /mo · $5,235/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $34

Break-even live

Break-even rent $2,695

Max offer price $299,000

Occupancy floor 94%

Sensitivity live

Price	-10% $203	-5% $119	+0% $34	+5% $-50	+10% $-135
Rent	-10% $-182	-5% $-74	+0% $34	+5% $142	+10% $250
Rate	-1.0pp $185	-0.5pp $110	base $34	+0.5pp $-43	+1.0pp $-122

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Humboldt Ave N Minneapolis, MN	6.0	2.0	1900	$2,795	$1.47	18d	1	0.41mi

Listing history 30 events

1. 2026-06-21
   days on market $299,000 Active 53 DOM
2. 2026-06-18
   days on market $299,000 Active 50 DOM
3. 2026-06-17
   days on market $299,000 Active 49 DOM
4. 2026-06-16
   days on market $299,000 Active 48 DOM
5. 2026-06-15
   days on market $299,000 Active 47 DOM
6. 2026-06-13
   pricedays on market $299,000 Active 45 DOM
7. 2026-06-09
   days on market $319,900 Active 41 DOM
8. 2026-06-08
   days on market $319,900 Active 40 DOM
9. 2026-06-07
   days on market $319,900 Active 39 DOM
10. 2026-06-04
    days on market $319,900 Active 36 DOM
11. 2026-06-03
    days on market $319,900 Active 35 DOM
12. 2026-06-02
    days on market $319,900 Active 34 DOM
13. 2026-06-01
    days on market $319,900 Active 33 DOM
14. 2026-05-31
    days on market $319,900 Active 32 DOM
15. 2026-04-29
    listed $319,900 Active
16. 2026-04-29
    historical
17. 2026-04-01
    listed $329,900 Active
18. 2026-03-31
    historical
19. 2022-07-22
    soldstatus $260,000 Sold

    Show marketing remark (459 chars)

    Welcome to 2326 Bryant Ave N! This expansive multi-family home is the perfect opportunity for a first time or seasoned investor, as well as someone looking to build some great equity! Located in the Hawthorne neighborhood, this home offers a lower unit with 3 bedrooms and 1 bathroom as well as a spacious upper unit with 4 bedrooms and 1 bathroom. Located near shopping, restaurants, parks and multiple bus lines. You will not want to miss this opportunity!

20. 2022-06-23
    status Pending

    Show marketing remark (459 chars)

    Welcome to 2326 Bryant Ave N! This expansive multi-family home is the perfect opportunity for a first time or seasoned investor, as well as someone looking to build some great equity! Located in the Hawthorne neighborhood, this home offers a lower unit with 3 bedrooms and 1 bathroom as well as a spacious upper unit with 4 bedrooms and 1 bathroom. Located near shopping, restaurants, parks and multiple bus lines. You will not want to miss this opportunity!

21. 2022-06-08
    historical Contingent - Inspection

    Show marketing remark (459 chars)

    Welcome to 2326 Bryant Ave N! This expansive multi-family home is the perfect opportunity for a first time or seasoned investor, as well as someone looking to build some great equity! Located in the Hawthorne neighborhood, this home offers a lower unit with 3 bedrooms and 1 bathroom as well as a spacious upper unit with 4 bedrooms and 1 bathroom. Located near shopping, restaurants, parks and multiple bus lines. You will not want to miss this opportunity!

22. 2022-05-23
    price $299,900

    Show marketing remark (459 chars)

    Welcome to 2326 Bryant Ave N! This expansive multi-family home is the perfect opportunity for a first time or seasoned investor, as well as someone looking to build some great equity! Located in the Hawthorne neighborhood, this home offers a lower unit with 3 bedrooms and 1 bathroom as well as a spacious upper unit with 4 bedrooms and 1 bathroom. Located near shopping, restaurants, parks and multiple bus lines. You will not want to miss this opportunity!

23. 2022-05-11
    listed $324,900 Active

    Show marketing remark (459 chars)

    Welcome to 2326 Bryant Ave N! This expansive multi-family home is the perfect opportunity for a first time or seasoned investor, as well as someone looking to build some great equity! Located in the Hawthorne neighborhood, this home offers a lower unit with 3 bedrooms and 1 bathroom as well as a spacious upper unit with 4 bedrooms and 1 bathroom. Located near shopping, restaurants, parks and multiple bus lines. You will not want to miss this opportunity!

24. 2000-11-17
    soldstatus $105,000
25. 2000-07-24
    soldstatus $104,900
26. 2000-06-19
    historical
27. 2000-05-04
    listed $104,900
28. 1999-04-13
    soldstatus $70,000
29. 1994-04-12
    soldstatus $21,113
30. 1991-05-20
    soldstatus $53,560

ⓘ 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: $5,235 · $436/mo
• Projected year-2 tax: $5,235 · $436/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 · 13 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: $32,855
• − Mortgage interest: −$16,749
• − Property taxes: −$5,235
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$8,698
• Taxable loss: −$4,579
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $1,509/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

+458.3% since first listed

17 events — show timeline

• 2026-06-10 Price Changed $299,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Listed $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-22 Sold (MLS) $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-23 Price Changed $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-11 Listed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-17 Sold (Public Records) $105,000 Public Records
• 2000-07-24 Sold (MLS) $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-04 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-13 Sold (Public Records) $70,000 Public Records
• 1994-04-12 Sold (Public Records) $21,113 Public Records
• 1991-05-20 Sold (Public Records) $53,560 Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,235 · +27.3% YoY. Source: county tax records.