3214 Dupont Ave N · Minneapolis, MN 55412

$239,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 18 Days on market

Built 1951 6,098 sqft lot $247/sqft · 17% below area Est $291k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is in great condition, move right in or buy and rent today!

Key facts

• Updated kitchen
• 1 car garage
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• 1 CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage with space for 1 car
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half levels; Block foundation; Asphalt roof
• Construction: Wood construction
• Exterior features: Wood exterior; Chain link fence; City street frontage with curbs, paved streets and sidewalks; Public transit within 6 blocks

Interior

• Kitchen: Kitchen with window
• Bedrooms: 3 bedrooms (two on main level, one on upper level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom on main floor
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Hardwood floors; Tile floors; Breakfast area; Kitchen window; Washer/Dryer hookup; Full basement
• Laundry & utility: Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (27.4% below list).
• Recommended offer: $174k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Nellie Stone Johnson Elementary (math 2% / reading 17%, grade F, #829 of 857 statewide, top 98%, 201 students, 96% FRL); Franklin Middle (math 2% / reading 8%, grade F, #255 of 258 statewide, top 100%, 287 students, 89% FRL); Henry High (reading 70%, 858 students, 80% FRL) — zoned schools average 88% FRL vs 58% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 40% district-wide (-33 pts) — the specific schools serving this property underperform the Minneapolis Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 167 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% of the median local income ($69k/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 $7k 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 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 9 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 $500; list at $240k implies a 47880% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,155 (27.4% 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 1951 — 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: 0.73% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (median comp): $290,737
• List price: $239,900
• Delta: -17.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.34×
• Total profit: $-44,261
• Equity at exit: $35,770

10-year hold

• IRR: -5.4%
• Equity multiple: 0.60×
• Total profit: $-26,720
• Equity at exit: $20,742

Cash invested: $67,172 (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: 167
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-179

Break-even live

Break-even rent $1,968

Max offer price $208,233

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-111	+0% $-179	+5% $-247	+10% $-315
Rent	-10% $-317	-5% $-248	+0% $-179	+5% $-110	+10% $-42
Rate	-1.0pp $-58	-0.5pp $-118	base $-179	+0.5pp $-241	+1.0pp $-305

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	26d	1	0.30mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	22d	1	0.50mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	1d	1	0.51mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	19d	1	0.52mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	15d	1	0.61mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	1d	1	0.61mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	19d	8	0.70mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	23d	1	0.70mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	5d	1	0.70mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	3d	1	0.90mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	16d	1	0.93mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	45d	1	0.95mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	45d	1	1.00mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	16d	3	1.03mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	9d	4	1.04mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	4d	7	1.07mi
4055 Lyndale Ave N Minneapolis, MN	2.0	1.0	800	$1,075	$1.34	1d	1	1.08mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	19d	1	1.17mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	45d	1	1.20mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$2,117	$2.05	1d	12	1.23mi
1432 Grand St NE Minneapolis, MN	2.0	1.0	670	$1,475	$2.20	9d	1	1.37mi
1432 Grand St NE Unit 2 Minneapolis, MN	2.0	1.0	670	$1,475	$2.20	1d	1	1.37mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	45d	1	1.39mi
1407 N 15th Ave Unit 2 Minneapolis, MN	2.0	1.0	687	$1,300	$1.89	45d	1	1.41mi
107 13th Ave NE Minneapolis, MN	1.0–2.0	1.0–2.0	731	$2,282	$3.12	1d	9	1.48mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,650	$1.63	0d	1	1.49mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	21d	1	1.49mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	45d	1	1.49mi

Listing history 39 events

1. 2026-06-17
   status $239,900 Pending 18 DOM
2. 2026-06-16
   days on market $239,900 Contingent - Sale of Another Property 18 DOM
3. 2026-06-15
   days on market $239,900 Contingent - Sale of Another Property 17 DOM
4. 2026-06-13
   statusdays on market $239,900 Contingent - Sale of Another Property 15 DOM
5. 2026-06-09
   days on market $239,900 Contingent - Inspection 11 DOM
6. 2026-06-08
   days on market $239,900 Contingent - Inspection 10 DOM
7. 2026-06-07
   days on market $239,900 Contingent - Inspection 9 DOM
8. 2026-06-04
   statusdays on market $239,900 Contingent - Inspection 6 DOM
9. 2026-06-03
   days on market $239,900 Active 5 DOM
10. 2026-06-02
    days on market $239,900 Active 4 DOM
11. 2026-06-01
    days on market $239,900 Active 3 DOM
12. 2026-05-31
    days on market $239,900 Active 2 DOM
13. 2026-05-07
    historical
14. 2026-04-16
    listed $239,900 Active
15. 2026-04-10
    historical
16. 2025-01-06
    historical $1,444
17. 2024-12-18
    price $1,444
18. 2024-12-12
    listed $1,579
19. 2024-12-12
    historical $1,579
20. 2024-11-08
    price $1,579
21. 2024-10-09
    listed $1,654
22. 2024-08-29
    historical $1,654
23. 2024-07-31
    listed $1,654
24. 2024-07-19
    historical $1,654
25. 2024-06-29
    listed $1,654
26. 2023-11-06
    soldstatus $500
27. 2022-05-19
    price $1,445
28. 2021-05-21
    soldstatus $147,491
29. 2008-09-18
    soldstatus $33,000 68-char remark

    Show marketing remark (68 chars)

    Property is in great condition, move right in or buy and rent today!

30. 2008-09-04
    historical 68-char remark

    Show marketing remark (68 chars)

    Property is in great condition, move right in or buy and rent today!

31. 2008-08-11
    listed $39,500 68-char remark

    Show marketing remark (68 chars)

    Property is in great condition, move right in or buy and rent today!

32. 2007-01-04
    soldstatus $168,000
33. 2006-10-05
    historical
34. 2006-02-23
    listed $154,900
35. 2002-08-26
    soldstatus $110,000
36. 2002-08-26
    soldstatus $110,000
37. 2002-08-12
    historical
38. 2002-07-28
    listed $115,000
39. 1997-12-18
    soldstatus $40,000

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,526 · $210/mo
• Expected delta: +$161/yr (+$13/mo · 6.8%)

ⓘ 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: $20,899
• − Mortgage interest: −$13,438
• − Property taxes: −$2,365
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$6,979
• Taxable loss: −$6,426
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $-609/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

+499.7% since first listed

30 events — show timeline

• 2026-06-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-29 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-06 Rental Removed $1,444 NORTHSTARMLS
• 2024-12-18 Price Changed $1,444 NORTHSTARMLS
• 2024-12-12 Listed for Rent $1,579 NORTHSTARMLS
• 2024-12-12 Rental Removed $1,579 RENTLY
• 2024-11-08 Price Changed $1,579 RENTLY
• 2024-10-09 Listed for Rent $1,654 RENTLY
• 2024-08-29 Rental Removed $1,654 RENTLY
• 2024-07-31 Listed for Rent $1,654 RENTLY
• 2024-07-19 Rental Removed $1,654 RENTLY
• 2024-06-29 Listed for Rent $1,654 RENTLY
• 2023-11-06 Sold (Public Records) $500 Public Records
• 2022-05-19 Price Changed $1,445 RENT.
• 2021-05-21 Sold (Public Records) $147,491 Public Records
• 2008-09-18 Sold (MLS) $33,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-11 Listed $39,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-04 Sold (Public Records) $168,000 Public Records
• 2006-10-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-23 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-26 Sold (Public Records) $110,000 Public Records
• 2002-08-26 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-07-28 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-12-18 Sold (Public Records) $40,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,365 · +13.9% YoY. Source: county tax records.