2341 Unity Ave N · Golden Valley, MN 55422

$119,900

2 bd · 1.0 ba · 860 sqft · Condo public records · 122 Days on market

Built 1959 $533/mo HOA · 34% 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).

• Cash flow +10.7/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

Key facts

• Updated condo
• New flooring
• New paint

Tags

• UPDATED CONDO
• NEW FLOORING
• NEW COUNTERTOPS
• NEW PAINT
• NEW APPLIANCES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-58 ($-697/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 2.9% in Golden Valley — 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 82/100 on livability (#40 in MN, #1,110 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living D-.
• Robbinsdale Public School District (suburban): math 24% / reading 44% proficiency, ranked #250 of 301 in MN (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Noble Elementary (math 22% / reading 32%, grade F, #703 of 857 statewide, top 84%, 264 students, 69% FRL); Plymouth Middle (math 18% / reading 55%, grade F, #169 of 258 statewide, top 65%, 836 students, 50% FRL); Robbinsdale Armstrong Senior High (math 37% / reading 58%, grade D, #162 of 471 statewide, top 35%, 1,832 students, 45% FRL).
• Market conditions: Rents rising (+3.7%/yr); 167 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $829 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 122 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $120k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% 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 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-21,654
• Equity at exit: $17,877

10-year hold

• IRR: -7.8%
• Equity multiple: 0.48×
• Total profit: $-17,515
• Equity at exit: $10,367

Cash invested: $33,572 (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 55422

• Rents YoY: 3.7%
• Active inventory: 167
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$629
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$50
• HOA: −$533
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-58

Break-even live

Break-even rent $1,656

Max offer price $109,643

Occupancy floor 99%

Sensitivity live

Price	-10% $10	-5% $-24	+0% $-58	+5% $-92	+10% $-126
Rent	-10% $-183	-5% $-121	+0% $-58	+5% $4	+10% $67
Rate	-1.0pp $2	-0.5pp $-28	base $-58	+0.5pp $-89	+1.0pp $-121

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Brunswick Ave N Minneapolis, MN	1.0–2.0	1.0	827	$1,539	$1.86	6d	2	0.55mi
1370 Douglas Dr N Minneapolis, MN	2.0	1.0–2.0	822	$1,840	$2.24	1d	1	0.83mi
2600 France Ave N Unit 2600 Minneapolis, MN	2.0	1.5	1100	$1,599	$1.45	6d	1	1.02mi
6537 Golden Valley Rd Golden Valley, MN	1.0	1.0	825	$1,538	$1.86	6d	9	1.21mi
600 Lilac Dr N Minneapolis, MN	1.0	1.0	600	$1,307	$2.18	4d	7	1.26mi
1816 Zephyr Pl Minneapolis, MN	3.0	1.0	1120	$2,050	$1.83	45d	1	1.43mi
7225 Valley Pl Unit 3 Minneapolis, MN	2.0	1.0	700	$1,300	$1.86	45d	1	1.46mi
2720 Rosalyn Ct New Hope, MN	1.0–2.0	1.0	690	$1,395	$2.02	46d	2	1.49mi
2720 Rosalyn Ct New Hope, MN	1.0–2.0	1.0	725	$1,395	$1.92	13d	2	1.49mi
2720 Rosalyn Ct #202 Minneapolis, MN	2.0	1.0	780	$1,395	$1.79	45d	1	1.49mi

HOA detail condo

• Monthly dues: $533 · $6,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $119,900 Active 122 DOM
2. 2026-06-18
   days on market $119,900 Active 119 DOM
3. 2026-06-17
   days on market $119,900 Active 118 DOM
4. 2026-06-16
   days on market $119,900 Active 117 DOM
5. 2026-06-15
   days on market $119,900 Active 116 DOM
6. 2026-06-13
   days on market $119,900 Active 114 DOM
7. 2026-06-13
   days on market $119,900 Active 113 DOM
8. 2026-06-09
   days on market $119,900 Active 110 DOM
9. 2026-06-08
   days on market $119,900 Active 109 DOM
10. 2026-06-07
    days on market $119,900 Active 108 DOM
11. 2026-06-04
    days on market $119,900 Active 105 DOM
12. 2026-06-03
    days on market $119,900 Active 104 DOM
13. 2026-06-02
    days on market $119,900 Active 103 DOM
14. 2026-06-01
    days on market $119,900 Active 102 DOM
15. 2026-05-31
    days on market $119,900 Active 101 DOM
16. 2026-05-08
    status Active 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

17. 2026-05-05
    historical 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

18. 2026-05-01
    status Active 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

19. 2026-04-26
    historical 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

20. 2026-04-03
    price $119,900 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

21. 2026-03-12
    price $129,900 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

22. 2026-02-11
    listed $139,900 Active 530-char remark

    Show marketing remark (530 chars)

    Great opportunity to own an affordable, updated condo in the heart of Golden Valley! This 2-bedroom, 1-bath unit features new flooring, countertops, paint, and appliances, offering a fresh, move-in-ready feel. The spacious living room includes a wall A/C unit for added comfort, and the functional layout provides two well-sized bedrooms and a full bath. Conveniently located near parks, shopping, dining, and with easy access to Highway 100 for a quick commute. A fantastic opportunity for homeownership in a desirable location.

23. 1983-12-01
    soldstatus $46,000
24. 1978-12-01
    soldstatus $38,900

ⓘ 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: $1,158 · $97/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$92/yr (+$8/mo · 8.0%)

ⓘ 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: $18,990
• − Mortgage interest: −$6,716
• − Property taxes: −$1,158
• − Insurance: −$600
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$6,396
• − Depreciation: −$3,488
• Taxable loss: −$2,406
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $-119/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: Robbinsdale Public School District
• NCES district ID: 2731780
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $60,234
• Composite: 30.42/100
• National rank: #6240
• State rank: #250 of 301 in MN

Livability — Golden Valley

• Score: 82/100
• State rank: #40
• US rank: #1110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Valley, MN
• County: Hennepin County · 1,150,272 people
• City population: 24,764
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 28,452
• Household income: $93,914
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1135.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 9% · Canada, United Kingdom, China
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 1% 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: ▼ -313.61%
• Current HPI: 242.8812
• Rent YoY: ▲ 3.72%
• 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

+208.2% since first listed

9 events — show timeline

• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-11 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 1983-12-01 Sold (Public Records) $46,000 Public Records
• 1978-12-01 Sold (Public Records) $38,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,158 · -15.5% YoY. Source: county tax records.