4346 Knox Ave N · Minneapolis, MN 55412

$105,000

1 bd · 1.0 ba · 440 sqft · SingleFamily public records · 51 Days on market

Built 1937 4,356 sqft lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Investors, first time buyers good starter. Updated kutchen & bath but could use a little finishing work here and there. Two sheds on property, Add a deck to the south side slider for those summer evening. Seller willing to work out the 2-3 items on the TISH needed to complete.

Key facts

• Outdoor recreation
• 4,356 sq ft lot
• Built 1937

Tags

• EXPANSIVE GREEN SPACE
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One story; Entry level: Main
• Construction: Shingle/asphalt pitched roof (8 years old or newer); Block foundation; Built on foundation area of about 440
• Exterior features: Metal exterior; Chain link fencing; Public transit within ~6 blocks; Light tree coverage; City street with curbs, paved streets and sidewalks; Lot roughly 50 x 86.5

Interior

• Kitchen: Range; Refrigerator; Kitchen window
• Bedrooms: One bedroom (Main level) — approximately 10 x 10
• Bathrooms: One full bathroom (Main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Living/Dining room
• Laundry & utility: Washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+6.3%/yr); 168 active listings in the ZIP; 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,684
• Equity at exit: $15,656

10-year hold

• IRR: 16.4%
• Equity multiple: 2.55×
• Total profit: $45,556
• Equity at exit: $9,078

Cash invested: $29,400 (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: 168
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $272

Break-even live

Break-even rent $902

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $332	-5% $302	+0% $272	+5% $243	+10% $213
Rent	-10% $174	-5% $223	+0% $272	+5% $322	+10% $371
Rate	-1.0pp $325	-0.5pp $299	base $272	+0.5pp $245	+1.0pp $217

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $105,000 Active 51 DOM
2. 2026-06-18
   days on market $105,000 Active 48 DOM
3. 2026-06-17
   days on market $105,000 Active 47 DOM
4. 2026-06-16
   days on market $105,000 Active 46 DOM
5. 2026-06-15
   days on market $105,000 Active 45 DOM
6. 2026-06-13
   days on market $105,000 Active 43 DOM
7. 2026-06-09
   days on market $105,000 Active 39 DOM
8. 2026-06-08
   days on market $105,000 Active 38 DOM
9. 2026-06-07
   days on market $105,000 Active 37 DOM
10. 2026-06-04
    days on market $105,000 Active 34 DOM
11. 2026-06-03
    days on market $105,000 Active 33 DOM
12. 2026-06-02
    days on market $105,000 Active 32 DOM
13. 2026-06-01
    days on market $105,000 Active 31 DOM
14. 2026-05-31
    days on market $105,000 Active 30 DOM
15. 2026-05-01
    listed $105,000 Active 635-char remark
16. 2018-08-23
    soldstatus $103,300
17. 2018-08-10
    soldstatus $103,200 Sold 281-char remark

    Show marketing remark (281 chars)

    Investors, first time buyers good starter. Updated kutchen & bath but could use a little finishing work here and there. Two sheds on property, Add a deck to the south side slider for those summer evening. Seller willing to work out the 2-3 items on the TISH needed to complete.

18. 2018-07-26
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Investors, first time buyers good starter. Updated kutchen & bath but could use a little finishing work here and there. Two sheds on property, Add a deck to the south side slider for those summer evening. Seller willing to work out the 2-3 items on the TISH needed to complete.

19. 2018-07-03
    historical 281-char remark

    Show marketing remark (281 chars)

    Investors, first time buyers good starter. Updated kutchen & bath but could use a little finishing work here and there. Two sheds on property, Add a deck to the south side slider for those summer evening. Seller willing to work out the 2-3 items on the TISH needed to complete.

20. 2018-06-05
    listed $125,900 Active 281-char remark

    Show marketing remark (281 chars)

    Investors, first time buyers good starter. Updated kutchen & bath but could use a little finishing work here and there. Two sheds on property, Add a deck to the south side slider for those summer evening. Seller willing to work out the 2-3 items on the TISH needed to complete.

21. 2000-10-31
    soldstatus $59,900
22. 2000-10-04
    historical
23. 2000-09-16
    listed $59,900
24. 1998-05-18
    soldstatus $38,000
25. 1998-04-17
    soldstatus $38,000
26. 1998-03-15
    historical
27. 1997-11-24
    listed $36,900

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,422 · $119/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: $14,965
• − Mortgage interest: −$5,882
• − Property taxes: −$1,422
• − Insurance: −$525
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,055
• Taxable income: $1,687
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,863/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

+184.6% since first listed

13 events — show timeline

• 2026-05-01 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-23 Sold (Public Records) $103,300 Public Records
• 2018-08-10 Sold (MLS) $103,200 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-05 Listed $125,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-10-31 Sold (MLS) $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-10-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-09-16 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-05-18 Sold (Public Records) $38,000 Public Records
• 1998-04-17 Sold (MLS) $38,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-03-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-11-24 Listed $36,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $1,422 · -24.0% YoY. Source: county tax records.