1312 Knox Ave N · Minneapolis, MN 55411

$195,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 121 Days on market

Built 1910 4,791 sqft lot ↓ 18% since listing

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Water loss occurred due to a faulty toilet valve while on the market; property is being sold strictly AS-IS. Quick close preferred. USE UTMOST CAUTION WHEN SHOWING: Portions of the floor and subfloor are completely missing in parts of the house. Seller and listing brokerage assume zero responsibility or liability for accidents, injury, or loss incurred by showing agents or their clients. Enter at your own risk. Water traveled down the main water stack line through the upstairs bathroom, kitchen, and section of the lower level. Professional mold remediation has been completed and paid for by the seller via Mold Guys ($11K+ invoice). House needs new subflooring, floor coverings, and minor dry

Key facts

• New plumbing
• New siding
• Upgraded kitchen

Tags

• NEW SIDING
• NEW WINDOWS
• REWIRED ELECTRICAL SYSTEM
• NEW PLUMBING
• NEW HVAC SYSTEM
• UPGRADED KITCHEN

Property features AI

Exterior

• Parking: Gravel parking; On-street parking available
• Utilities: City water; City sewer; Electric fuel
• Home design: Residential property; Two levels; Block foundation
• Construction: Block foundation
• Exterior features: Vinyl exterior; Partial fencing; Corner lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (upper and lower levels); Primary bedroom includes walk-in closet; Upper-level bedrooms and one lower-level bedroom
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; No central air
• Interior features: Rehabbed/renovated; Finished daylight/full basement with egress and lookout windows; Kitchen window; Primary bedroom walk-in closet; Stainless steel appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Zoned schools: Bethune Elementary (math 2% / reading 12%, grade F, #842 of 857 statewide, top 99%, 276 students, 90% 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 86% FRL vs 58% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 6% at this address vs 40% district-wide (-34 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 (+7.3%/yr); 133 active listings in the ZIP; 40 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 40% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k 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 + 7.3% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $44k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.35% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.88×
• Total profit: $-6,303
• Equity at exit: $29,075

10-year hold

• IRR: 11.1%
• Equity multiple: 2.04×
• Total profit: $56,776
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $251

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 83%

Sensitivity live

Price	-10% $386	-5% $319	+0% $251	+5% $184	+10% $117
Rent	-10% $92	-5% $172	+0% $251	+5% $331	+10% $411
Rate	-1.0pp $350	-0.5pp $301	base $251	+0.5pp $201	+1.0pp $150

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	6d	1	0.08mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	46d	1	0.14mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	20d	1	0.24mi
1030 Knox Ave N Apt 2 Minneapolis, MN	4.0	1.0	900	$2,099	$2.33	46d	1	0.24mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	46d	1	0.26mi
1016 N Newton Ave Unit 4 Minneapolis, MN	3.0	1.0	1009	$1,895	$1.88	46d	1	0.29mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	4d	1	0.39mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	0d	1	0.39mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	10d	1	0.43mi
2419 Plymouth Ave N Minneapolis, MN	2.0–3.0	1.0	836	$1,795	$2.15	6d	2	0.48mi
816 Queen Ave N Minneapolis, MN	3.0	1.0	1200	$1,895	$1.58	46d	1	0.51mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	22d	1	0.55mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,650	$1.63	0d	1	0.55mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	16d	1	0.64mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	16d	1	0.66mi
519 Penn Ave N Minneapolis, MN	4.0	2.0	1500	$2,195	$1.46	10d	1	0.68mi
519 Penn Ave N Minneapolis, MN	4.0	2.0	1500	$2,195	$1.46	16d	1	0.68mi
519 Penn Ave N Minneapolis, MN	4.0	2.0	1500	$2,195	$1.46	0d	1	0.68mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	10d	4	0.69mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	6d	1	0.69mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	24d	1	0.69mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	4d	1	0.71mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	5d	7	0.72mi
1901 4th Ave N Minneapolis, MN	3.0	2.0	1300	$1,300	$1.00	26d	1	0.74mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	46d	1	0.78mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	20d	1	0.79mi
1611 Glenwood Ave #2 Minneapolis, MN	3.0	2.0	1800	$2,100	$1.17	16d	1	0.79mi
1611 Glenwood Ave #1 Minneapolis, MN	3.0	2.0	918	$1,945	$2.12	1d	1	0.79mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	10d	1	0.81mi
2212 Glenwood Ave Unit 1 Minneapolis, MN	2.0	1.0	950	$1,299	$1.37	46d	1	0.84mi
2226 Glenwood Ave Unit 1 Minneapolis, MN	3.0	1.0	1100	$1,399	$1.27	1d	1	0.85mi
265 N Girard Ave Minneapolis, MN	1.0–2.0	1.0–2.0	760	$2,175	$2.86	0d	7	0.88mi
229 Irving Ave N Minneapolis, MN	3.0	1.0–2.0	767	$1,565	$2.04	20d	7	0.92mi
1475 Currie Ave W Minneapolis, MN	2.0	1.0–2.0	666	$1,723	$2.59	0d	1	0.99mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	46d	1	0.99mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	16d	3	1.01mi
1816 Zephyr Pl Minneapolis, MN	3.0	1.0	1120	$2,050	$1.83	46d	1	1.04mi
915 Washington Ave N Minneapolis, MN	2.0	2.0–2.5	1215	$2,549	$2.10	4d	5	1.07mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	1d	1	1.09mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	24d	1	1.12mi

Listing history 15 events

1. 2026-06-15
   days on market $195,000 Active 121 DOM
2. 2026-06-13
   days on market $195,000 Active 119 DOM
3. 2026-06-09
   days on market $195,000 Active 115 DOM
4. 2026-06-08
   days on market $195,000 Active 114 DOM
5. 2026-06-07
   days on market $195,000 Active 113 DOM
6. 2026-06-04
   days on market $195,000 Active 110 DOM
7. 2026-06-03
   days on market $195,000 Active 109 DOM
8. 2026-06-02
   days on market $195,000 Active 108 DOM
9. 2026-06-01
   days on market $195,000 Active 107 DOM
10. 2026-05-31
    days on market $195,000 Active 106 DOM
11. 2026-05-27
    status Active
12. 2026-05-27
    price $195,000
13. 2026-02-20
    status Active
14. 2026-02-17
    historical Contingent - Inspection
15. 2025-11-21
    listed $239,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,290
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$5,673
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $3,040/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

-18.4% since first listed

5 events — show timeline

• 2026-05-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-21 Listed $239,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+22.8%/yr

Latest (2025): $14,835 · +395.6% YoY. Source: county tax records.