2127 James Ave N · Minneapolis, MN 55411

$170,000

2 bd · 3.0 ba · 1,377 sqft · SingleFamily · 97 Days on market

Built 2026 Excellent condition 6,098 sqft lot 1-car garage $123/sqft · 35% below area Est $262k · 35% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand new construction opportunity! If you qualify, this is an opportunity you don’t want to miss!Welcome to 2125 James Avenue North, Minneapolis. This thoughtfully designed new construction home features 2 bedrooms and 2.5 bathrooms with a functional, modern layout and quality finishes throughout. The property includes a detached garage, providing convenient off-street parking and additional storage. Built to meet City of Minneapolis energy-efficiency requirements, this home is ENERGY STAR-rated, offering high-efficiency systems, modern features, and lower utility costs. Enjoy the benefits of new construction, including low-maintenance living and contemporary design.

Key facts

• 6,098 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.2% 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 (+7.3%/yr); 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 34% 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 $5k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $262,411
• List price: $170,000
• Delta: -35.22%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2123 Queen Ave N	0.28mi	2/1.0	1,486 (+8%)	11mo	$230,000	$155	56
2806 Penn Ave N	0.59mi	3/2.0 (+1)	1,080 (-22%)	15mo	$214,500	$199	26
3110 Irving Ave N	0.85mi	3/2.0 (+1)	1,248 (-9%)	36mo	$262,500	$210	20
2743 Queen Ave N	0.64mi	3/3.0 (+1)	1,600 (+16%)	28mo	$285,000	$178	20
3123 Dupont Ave N	0.99mi	2/1.0	1,200 (-13%)	20mo	$245,000	$204	19
3339 Sheridan Ave N	1.14mi	3/1.0 (+1)	1,497 (+9%)	35mo	$190,000	$127	18
3301 Morgan Ave N	1.00mi	3/2.0 (+1)	1,700 (+24%)	34mo	$216,500	$127	11
3530 Sheridan Ave N	1.35mi	3/1.0 (+1)	1,168 (-15%)	28mo	$260,000	$223	7

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-7,646
• Equity at exit: $25,348

10-year hold

• IRR: 10.0%
• Equity multiple: 1.93×
• Total profit: $44,280
• Equity at exit: $14,698

Cash invested: $47,600 (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 →

Active competition Active MLS

• For sale now: 19 active · 36 under contract
• Median asking: $220,000 ($173/sqft)
• Median days on market: 27 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 55411

• Home prices YoY: -8.7%
• Rents YoY: 7.3%
• Active inventory: 194
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $188

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 84%

Sensitivity live

Price	-10% $306	-5% $247	+0% $188	+5% $130	+10% $71
Rent	-10% $52	-5% $120	+0% $188	+5% $256	+10% $325
Rate	-1.0pp $274	-0.5pp $232	base $188	+0.5pp $144	+1.0pp $99

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: $42,500
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	902	$1,350	$1.50	8d	2	0.08mi
1812 Golden Valley Rd Unit 2 Minneapolis, MN	2.0	1.0	1000	$1,650	$1.65	18d	1	0.14mi
1523 N 22nd Ave Unit 2 Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	42d	1	0.20mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	64d	1	0.20mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	71d	1	0.22mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,670	$1.11	35d	1	0.22mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	67d	1	0.29mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	41d	1	0.30mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	8d	1	0.30mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	57d	1	0.30mi
1709 N 26th Ave Unit 3 Minneapolis, MN	1.0	1.0	920	$1,250	$1.36	93d	1	0.34mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	57d	1	0.38mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	51d	1	0.42mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	64d	3	0.43mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,625	$1.61	21d	1	0.46mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	69d	1	0.46mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	93d	1	0.49mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	51d	1	0.53mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,750	$1.58	22d	1	0.53mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	71d	1	0.55mi
1314 Morgan Ave N #2 Minneapolis, MN	2.0	1.0	900	$1,500	$1.67	18d	1	0.61mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	67d	1	0.62mi
2620 N Emerson Ave Unit 1 Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	21d	1	0.62mi
2620 N Emerson Ave Unit 1 Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	34d	1	0.62mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	48d	1	0.62mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	10d	1	0.62mi
1600 Emerson Ave N Apt 1 Minneapolis, MN	2.0	2.0	1200	$1,295	$1.08	14d	1	0.63mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	828	$2,040	$2.46	8d	9	0.67mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	63d	1	0.70mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	48d	1	0.70mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	53d	1	0.70mi
2419 Plymouth Ave N Minneapolis, MN	2.0–3.0	1.0	836	$1,495	$1.79	53d	2	0.77mi
1816 Zephyr Pl Minneapolis, MN	3.0	1.0	1120	$2,050	$1.83	93d	1	0.84mi
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	73d	1	0.86mi
1016 N Newton Ave Unit 4 Minneapolis, MN	3.0	1.0	1009	$1,895	$1.88	93d	1	0.86mi
2104 Lowry Ave N Unit 1 Minneapolis, MN	2.0	1.0	1130	$1,475	$1.31	25d	1	0.86mi
3107 N Upton Ave Unit 1 Minneapolis, MN	2.0	1.0	950	$1,800	$1.89	46d	1	0.95mi
816 Queen Ave N Minneapolis, MN	3.0	1.0	1200	$1,895	$1.58	93d	1	1.02mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	93d	1	1.06mi
3311 Fremont Ave N Unit 4 Minneapolis, MN	1.0	1.0	900	$1,050	$1.17	28d	1	1.07mi

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (312 sq ft garage area)
• Utilities: City water (connected)City sewer (connected)Electric fuel
• Home design: Attached residential propertyTwo levelsNew constructionMain entry on the main level
• Construction: Built by JOHN AISH INCSlab foundation
• Exterior features: Vinyl exteriorLot dimensions approximately 42 x 115 x 62 x 115Lot size about 0.14 acres

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms (both on the upper level)
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Open living area with main-level living roomDining room on the main levelNo basement

Listing history 50 events

1. 2026-08-08
   days on market $170,000 Active 97 DOM
2. 2026-08-06
   days on market $170,000 Active 95 DOM
3. 2026-08-05
   days on market $170,000 Active 94 DOM
4. 2026-08-04
   days on market $170,000 Active 93 DOM
5. 2026-08-03
   days on market $170,000 Active 92 DOM
6. 2026-07-31
   days on market $170,000 Active 89 DOM
7. 2026-07-30
   days on market $170,000 Active 87 DOM
8. 2026-07-28
   days on market $170,000 Active 86 DOM
9. 2026-07-26
   days on market $170,000 Active 84 DOM
10. 2026-07-24
    days on market $170,000 Active 82 DOM
11. 2026-07-23
    days on market $170,000 Active 81 DOM
12. 2026-07-22
    days on market $170,000 Active 80 DOM
13. 2026-07-21
    days on market $170,000 Active 79 DOM
14. 2026-07-20
    days on market $170,000 Active 78 DOM
15. 2026-07-18
    days on market $170,000 Active 76 DOM
16. 2026-07-18
    days on market $170,000 Active 75 DOM
17. 2026-07-16
    days on market $170,000 Active 74 DOM
18. 2026-07-15
    days on market $170,000 Active 73 DOM
19. 2026-07-14
    days on market $170,000 Active 72 DOM
20. 2026-07-13
    days on market $170,000 Active 71 DOM
21. 2026-07-13
    days on market $170,000 Active 70 DOM
22. 2026-07-11
    days on market $170,000 Active 69 DOM
23. 2026-07-10
    days on market $170,000 Active 68 DOM
24. 2026-07-09
    days on market $170,000 Active 67 DOM
25. 2026-07-07
    days on market $170,000 Active 65 DOM
26. 2026-07-06
    days on market $170,000 Active 64 DOM
27. 2026-07-06
    days on market $170,000 Active 63 DOM
28. 2026-07-05
    days on market $170,000 Active 62 DOM
29. 2026-07-03
    days on market $170,000 Active 61 DOM
30. 2026-07-02
    days on market $170,000 Active 60 DOM
31. 2026-07-01
    days on market $170,000 Active 59 DOM
32. 2026-06-30
    days on market $170,000 Active 58 DOM
33. 2026-06-29
    days on market $170,000 Active 57 DOM
34. 2026-06-28
    days on market $170,000 Active 56 DOM
35. 2026-06-27
    days on market $170,000 Active 55 DOM
36. 2026-06-26
    days on market $170,000 Active 54 DOM
37. 2026-06-24
    days on market $170,000 Active 52 DOM
38. 2026-06-22
    days on market $170,000 Active 50 DOM
39. 2026-06-21
    days on market $170,000 Active 49 DOM
40. 2026-06-18
    days on market $170,000 Active 46 DOM
41. 2026-06-17
    days on market $170,000 Active 45 DOM
42. 2026-06-16
    days on market $170,000 Active 44 DOM
43. 2026-06-15
    days on market $170,000 Active 43 DOM
44. 2026-06-13
    days on market $170,000 Active 41 DOM
45. 2026-06-09
    days on market $170,000 Active 37 DOM
46. 2026-06-08
    days on market $170,000 Active 36 DOM
47. 2026-06-07
    days on market $170,000 Active 35 DOM
48. 2026-06-04
    days on market $170,000 Active 32 DOM
49. 2026-06-03
    days on market $170,000 Active 31 DOM
50. 2026-06-02
    days on market $170,000 Active 30 DOM

ⓘ 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: $20,706
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,945
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $2,374/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This brand new construction home is in excellent condition with no visible repairs or maintenance needed. The high-quality finishes and modern design make it an attractive investment opportunity.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install new flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both Install new kitchen appliances — Enhances functionality and aesthetics ↑
• Both Install new bathroom fixtures — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Hmong International Elementary Middle Franklin Middle F MN #255/258 Nat'l #13,819/14,009 High Fair High

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

B Composite livability gradescore 78/100

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 · 1,405,227 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (312 sq ft garage area)
• Utilities: City water (connected)City sewer (connected)Electric fuel
• Home design: Attached residential propertyTwo levelsNew constructionMain entry on the main level
• Construction: Built by JOHN AISH INCSlab foundation
• Exterior features: Vinyl exteriorLot dimensions approximately 42 x 115 x 62 x 115Lot size about 0.14 acres

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms (both on the upper level)
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Open living area with main-level living roomDining room on the main levelNo basement

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $170,000 NORTHSTARMLS as Distributed by MLS Grid