6425 Fremont Ave N · Brooklyn Center, MN 55430

$319,000

4 bd · 2.0 ba · 2,252 sqft · SingleFamily public records · 6 Days on market

Built 1910 0.34 ac lot $142/sqft · at area comps Est $336k · 5% 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).

• Cash flow +15.3/30.0
• ARV discount +9.8/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! LOCATION ! 4ba, 2 ba, oversized 2 car garage, huge lot, full of charm, located just minutes from the majer Hwys.Short commute to Downtown Minneapolis. Beautifly restore, former farm house. Hardwood floors, new carpet, Separate mud room. Laundry on main floor. Great for living and entertaining . Offering the peaceful setting in the middle of the city. Truly great opportunity in fantastic location. This one wont last. Please call for private viewing right away !

Key facts

• Huge city lot
• Main-floor bedroom
• Separate mudroom

Tags

• HUGE CITY LOT
• MAIN-FLOOR BEDROOM
• DEDICATED HOME OFFICE
• SEPARATE MUDROOM
• NEW REFRIGERATOR
• NEW WASHER

Property features AI

Exterior

• Parking: Concrete driveway; Detached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Sun room; Entry includes a mud room
• Construction: Block foundation; Block basement; Asphalt pitched roof
• Exterior features: Patio; Stone and stucco exterior; Storage shed; No fencing; Light to medium tree coverage; Public transit within six blocks; City street frontage with curbs and paved streets; public maintained road

Interior

• Kitchen: Kitchen with window; Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms total; Upper-level bedrooms include Bedroom 3 (11x11) and Bedroom 4 (11x9); Main-level bedrooms include a bedroom (10x11) and Bedroom 2 (11x9); Main floor primary bedroom
• Flooring: Hardwood floors
• Bathrooms: Main floor full bathroom; Upper-level 3/4 bathroom
• Heating & cooling: Hot water heating; Window unit(s) for cooling
• Interior features: Sun room; Informal dining area / kitchen dining; Main floor primary bedroom; Main floor bedroom; Main floor laundry; Patio; Hardwood floors; Washer/Dryer hookup
• Laundry & utility: Main-level laundry room with sink and washer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (9.7% below list).
• Recommended offer: $288k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% in Brooklyn Center — 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 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: schools D+, crime F, amenities F.
• Brooklyn Center School District (suburban): math 14% / reading 22% proficiency, ranked #425 of 467 in MN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $2,882/mo this rent would consume 46% of the median local household income ($76k/yr) (locally 659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $258k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $288,214 (9.7% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $336,130
• List price: $319,000
• Delta: -3.31%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6139 Colfax Ave N	0.43mi	4/2.0	1,978 (-12%)	21mo	$319,000	$161	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-44,055
• Equity at exit: $47,564

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-28,490
• Equity at exit: $27,581

Cash invested: $89,320 (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 55430

• Active inventory: 92
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,882 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $120

Break-even live

Break-even rent $2,731

Max offer price $319,000

Occupancy floor 91%

Sensitivity live

Price	-10% $300	-5% $210	+0% $120	+5% $29	+10% $-61
Rent	-10% $-108	-5% $6	+0% $120	+5% $234	+10% $347
Rate	-1.0pp $280	-0.5pp $201	base $120	+0.5pp $37	+1.0pp $-47

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 71st Ave N Minneapolis, MN	5.0	2.0	2109	$2,999	$1.42	18d	1	0.84mi
3119 67th Ave N Minneapolis, MN	4.0	2.0	2056	$3,000	$1.46	45d	1	1.28mi

Listing history 31 events

1. 2026-06-21
   days on market $319,000 Active 6 DOM
2. 2026-06-18
   days on market $319,000 Active 3 DOM
3. 2026-06-17
   days on market $319,000 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $319,000 Active 1 DOM
5. 2026-06-13
   days on market $325,000 Active 29 DOM
6. 2026-06-09
   days on market $325,000 Active 25 DOM
7. 2026-06-08
   pricedays on market $325,000 Active 24 DOM
8. 2026-06-07
   days on market $330,000 Active 23 DOM
9. 2026-06-04
   days on market $330,000 Active 20 DOM
10. 2026-06-03
    days on market $330,000 Active 19 DOM
11. 2026-06-02
    days on market $330,000 Active 18 DOM
12. 2026-06-01
    days on market $330,000 Active 17 DOM
13. 2026-05-31
    days on market $330,000 Active 16 DOM
14. 2026-05-16
    listed $340,000 Active 963-char remark
15. 2026-05-12
    historical $340,000 963-char remark
16. 2020-10-13
    soldstatus $258,000
17. 2020-09-04
    soldstatus $258,000 Sold 475-char remark

    Show marketing remark (475 chars)

    LOCATION! LOCATION ! 4ba, 2 ba, oversized 2 car garage, huge lot, full of charm, located just minutes from the majer Hwys.Short commute to Downtown Minneapolis. Beautifly restore, former farm house. Hardwood floors, new carpet, Separate mud room. Laundry on main floor. Great for living and entertaining . Offering the peaceful setting in the middle of the city. Truly great opportunity in fantastic location. This one wont last. Please call for private viewing right away !

18. 2020-06-19
    status Pending 475-char remark

    Show marketing remark (475 chars)

    LOCATION! LOCATION ! 4ba, 2 ba, oversized 2 car garage, huge lot, full of charm, located just minutes from the majer Hwys.Short commute to Downtown Minneapolis. Beautifly restore, former farm house. Hardwood floors, new carpet, Separate mud room. Laundry on main floor. Great for living and entertaining . Offering the peaceful setting in the middle of the city. Truly great opportunity in fantastic location. This one wont last. Please call for private viewing right away !

19. 2020-06-12
    historical Contingent - Inspection 475-char remark

    Show marketing remark (475 chars)

    LOCATION! LOCATION ! 4ba, 2 ba, oversized 2 car garage, huge lot, full of charm, located just minutes from the majer Hwys.Short commute to Downtown Minneapolis. Beautifly restore, former farm house. Hardwood floors, new carpet, Separate mud room. Laundry on main floor. Great for living and entertaining . Offering the peaceful setting in the middle of the city. Truly great opportunity in fantastic location. This one wont last. Please call for private viewing right away !

20. 2020-06-06
    listed $259,900 Active 475-char remark

    Show marketing remark (475 chars)

    LOCATION! LOCATION ! 4ba, 2 ba, oversized 2 car garage, huge lot, full of charm, located just minutes from the majer Hwys.Short commute to Downtown Minneapolis. Beautifly restore, former farm house. Hardwood floors, new carpet, Separate mud room. Laundry on main floor. Great for living and entertaining . Offering the peaceful setting in the middle of the city. Truly great opportunity in fantastic location. This one wont last. Please call for private viewing right away !

21. 2019-12-20
    soldstatus $170,000
22. 2019-12-16
    soldstatus $170,000 Sold
23. 2019-11-12
    status Pending
24. 2019-11-01
    status Active
25. 2019-10-07
    historical
26. 2019-09-27
    listed $180,000 Active
27. 2003-03-21
    soldstatus $136,000
28. 2003-03-10
    soldstatus $136,000
29. 2003-02-09
    historical
30. 2003-02-04
    listed $135,000
31. 1978-02-01
    soldstatus $43,000

ⓘ 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: $4,217 · $351/mo
• Projected year-2 tax: $4,217 · $351/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,586
• − Mortgage interest: −$17,869
• − Property taxes: −$4,217
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − Depreciation: −$9,280
• Taxable loss: −$3,909
• Est. tax savings @ 24.0%: +$938
• 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.

Schools (NCES district)

• District: Brooklyn Center School District
• NCES district ID: 2706240
• Math proficiency: 14% ▼ -2.00%
• Reading proficiency: 22% ▼ -3.00%
• Median HH income: $44,797
• Composite: 19.07/100
• National rank: #13976
• State rank: #425 of 467 in MN

Livability — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• County: Hennepin County · 1,150,272 people
• City population: 22,749
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 22,749
• Household income: $75,716
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 659.0

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 0.75)
• Race & ethnicity: White 33% Black 29% Asian 16% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Swiss 3% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 13% Other Asian/Pacific 10% Vietnamese 2%

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: ▼ -163.41%
• Current HPI: 280.4391
• Rent YoY: —
• 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

+641.9% since first listed

22 events — show timeline

• 2026-06-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-15 Listed $319,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-08 Price Changed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $330,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Listed $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-13 Sold (Public Records) $258,000 Public Records
• 2020-09-04 Sold (MLS) $258,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-06 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-20 Sold (Public Records) $170,000 Public Records
• 2019-12-16 Sold (MLS) $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-27 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-21 Sold (Public Records) $136,000 Public Records
• 2003-03-10 Sold (MLS) $136,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-02-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-02-04 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 1978-02-01 Sold (Public Records) $43,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,217 · +6.1% YoY. Source: county tax records.