4029 14th Ave S Unit 15G · Minneapolis, MN 55407

$100,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 76 Days on market

Built 1965 $156/sqft · 38% below area Est $171k · 41% under $495/mo HOA · 40% 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).

• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• Cash flow +5.9/30.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated condo in a convenient South Minneapolis location! This move-in ready unit has undergone recent updates and is ready to welcome its new owner. Enjoy easy access to major highways, parks, shopping, and dining. A great opportunity for comfortable living in a well-connected area.

Key facts

• Renovated condo
• Well-connected area
• $495 HOA

Tags

• RENOVATED CONDO
• SOUTH MINNEAPOLIS LOCATION
• EASY ACCESS TO MAJOR HIGHWAYS
• PARKS SHOPPING DINING
• WELL-CONNECTED AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (34.9% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $65k (34.9% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.1% in Minneapolis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bancroft Elementary (math 17% / reading 27%, grade F, #732 of 857 statewide, top 88%, 369 students, 56% FRL); Sanford Middle (math 30% / reading 54%, grade D-, #131 of 258 statewide, top 53%, 738 students, 38% FRL); Roosevelt High (math 24%, 1,044 students, 59% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 34y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $65,083 (34.9% 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 76 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. 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?
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: 1.25% ✓
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $170,527
• List price: $100,000
• Delta: -41.36%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.3% rent growth · sell at horizon

5-year hold

• IRR: -28.0%
• Equity multiple: 0.04×
• Total profit: $-26,810
• Equity at exit: $14,910

10-year hold

• IRR: -18.5%
• Equity multiple: -0.12×
• Total profit: $-31,249
• Equity at exit: $8,646

Cash invested: $28,000 (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 55407

• Rents YoY: 4.3%
• Active inventory: 146
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$524
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$42
• HOA: −$495
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-198

Break-even live

Break-even rent $1,503

Max offer price $65,083

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-169	+0% $-198	+5% $-226	+10% $-254
Rent	-10% $-297	-5% $-247	+0% $-198	+5% $-148	+10% $-99
Rate	-1.0pp $-147	-0.5pp $-172	base $-198	+0.5pp $-224	+1.0pp $-250

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4010 S 15th Ave Unit 8 Minneapolis, MN	1.0	1.0	680	$1,250	$1.84	16d	1	0.08mi
4014 15th Ave S Unit 11B Minneapolis, MN	1.0	1.0	671	$1,475	$2.20	45d	1	0.09mi
1818 E 41st St Minneapolis, MN	1.0	1.0	600	$975	$1.62	45d	1	0.36mi
4106 Chicago Ave Unit 7 Minneapolis, MN	1.0	1.0	640	$1,199	$1.87	6d	1	0.39mi
4112 Chicago Ave Minneapolis, MN	1.0	1.0	640	$1,099	$1.72	26d	1	0.39mi
4112 Chicago Ave Unit 8 Minneapolis, MN	1.0	1.0	640	$1,145	$1.79	45d	1	0.39mi
3705 Chicago Ave Unit 2 Minneapolis, MN	1.0	1.0	575	$1,000	$1.74	45d	1	0.59mi
3540 11th Ave S Minneapolis, MN	1.0	1.0	600	$1,100	$1.83	45d	1	0.67mi
3520 12th Ave S Minneapolis, MN	1.0–2.0	1.0	725	$1,100	$1.52	45d	1	0.68mi
3521 12th Ave S Minneapolis, MN	1.0	1.0	600	$1,100	$1.83	45d	1	0.68mi
3718 Oakland Ave Unit 2 Minneapolis, MN	2.0	1.0	700	$1,150	$1.64	26d	1	0.72mi
3421 15th Ave S Minneapolis, MN	1.0	1.0	750	$1,198	$1.60	45d	1	0.80mi
3400 10th Ave S Minneapolis, MN	1.0	1.0	600	$1,100	$1.83	45d	1	0.88mi
3806 24th Ave S Minneapolis, MN	2.0	1.0–2.0	772	$1,752	$2.27	6d	11	0.92mi
2504 E 42nd St Minneapolis, MN	2.0	1.0	666	$1,524	$2.29	26d	1	0.96mi
3251 14th Ave S Minneapolis, MN	1.0	1.0	600	$1,099	$1.83	16d	1	0.99mi
4200 1st Ave S Unit 9 Minneapolis, MN	1.0	1.0	750	$1,149	$1.53	26d	1	1.09mi
4201 Nicollet Ave Minneapolis, MN	1.0	1.0	545	$1,555	$2.85	26d	1	1.11mi
4222 Nicollet Ave Minneapolis, MN	1.0–2.0	1.0–2.0	959	$1,210	$1.26	0d	8	1.15mi
3503 2nd Ave S Minneapolis, MN	2.0	1.0	560	$1,388	$2.48	1d	5	1.16mi
3806 28th Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	820	$1,345	$1.64	26d	3	1.16mi
3117 15th Ave S Minneapolis, MN	1.0	1.0	650	$1,398	$2.15	18d	4	1.17mi
3816 Nicollet Ave Minneapolis, MN	1.0	1.0	550	$1,062	$1.93	18d	2	1.19mi
3100 Bloomington Ave Minneapolis, MN	1.0	1.0	507	$1,099	$2.17	45d	1	1.20mi
3215 21st Ave S Unit 3215201 Minneapolis, MN	1.0	1.0	550	$1,365	$2.48	26d	1	1.22mi
3536 Nicollet Ave Minneapolis, MN	2.0	1.0–2.0	744	$1,883	$2.53	4d	12	1.31mi
3116 22nd Ave S Unit 4 Minneapolis, MN	1.0	1.0	585	$995	$1.70	1d	1	1.36mi
3815 Hiawatha Ave Minneapolis, MN	1.0	1.0	457	$1,527	$3.34	6d	8	1.37mi
3415 Nicollet Ave Minneapolis, MN	—	1.0	375	$800	$2.13	5d	1	1.37mi
811 E Lake St Unit 403 Minneapolis, MN	—	1.0	463	$965	$2.08	45d	1	1.38mi
2944 17th Ave S Minneapolis, MN	1.0	1.0	488	$1,224	$2.51	6d	5	1.38mi
3105 22nd Ave S Unit 9 Minneapolis, MN	1.0	1.0	557	$975	$1.75	26d	1	1.40mi
3105 22nd Ave S Unit 4 Minneapolis, MN	1.0	1.0	557	$950	$1.71	45d	1	1.40mi
3333 Nicollet Ave Minneapolis, MN	2.0	1.0	700	$1,650	$2.36	16d	1	1.42mi
3139 3rd Ave S Unit 3 Minneapolis, MN	2.0	1.0	725	$1,450	$2.00	45d	1	1.42mi
4200 S 32nd Ave Apt 202 Minneapolis, MN	1.0	1.0	619	$1,399	$2.26	45d	1	1.43mi
3325 Nicollet Ave Minneapolis, MN	1.0	1.0	530	$937	$1.77	4d	3	1.44mi
3029 22nd Ave S Unit 209 Minneapolis, MN	—	1.0	467	$1,179	$2.52	26d	1	1.46mi
3029 22nd Ave S Unit 403 Minneapolis, MN	1.0	1.0	637	$1,229	$1.93	5d	1	1.46mi
3029 22nd Ave S Unit 218 Minneapolis, MN	—	1.0	593	$1,186	$2.00	18d	1	1.46mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $100,000 Active 76 DOM
2. 2026-06-18
   days on market $100,000 Active 73 DOM
3. 2026-06-17
   days on market $100,000 Active 72 DOM
4. 2026-06-16
   days on market $100,000 Active 71 DOM
5. 2026-06-15
   days on market $100,000 Active 70 DOM
6. 2026-06-13
   days on market $100,000 Active 68 DOM
7. 2026-06-09
   days on market $100,000 Active 64 DOM
8. 2026-06-08
   days on market $100,000 Active 63 DOM
9. 2026-06-07
   days on market $100,000 Active 62 DOM
10. 2026-06-04
    days on market $100,000 Active 59 DOM
11. 2026-06-03
    days on market $100,000 Active 58 DOM
12. 2026-06-02
    days on market $100,000 Active 57 DOM
13. 2026-06-01
    days on market $100,000 Active 56 DOM
14. 2026-05-31
    days on market $100,000 Active 55 DOM
15. 2026-04-06
    listed $110,000 Active 298-char remark

    Show marketing remark (298 chars)

    Beautifully renovated condo in a convenient South Minneapolis location! This move-in ready unit has undergone recent updates and is ready to welcome its new owner. Enjoy easy access to major highways, parks, shopping, and dining. A great opportunity for comfortable living in a well-connected area.

16. 2005-07-07
    soldstatus $96,900
17. 2005-04-27
    soldstatus $96,900 158-char remark

    Show marketing remark (158 chars)

    Great location - View of pool - Newer appliances - New carpet - Freshly painted walls - New vinyl flooring shared pool and laundry facilities - Move right in!

18. 2005-03-09
    historical 158-char remark

    Show marketing remark (158 chars)

    Great location - View of pool - Newer appliances - New carpet - Freshly painted walls - New vinyl flooring shared pool and laundry facilities - Move right in!

19. 2005-02-16
    listed $96,000 158-char remark

    Show marketing remark (158 chars)

    Great location - View of pool - Newer appliances - New carpet - Freshly painted walls - New vinyl flooring shared pool and laundry facilities - Move right in!

20. 2003-06-03
    soldstatus $77,000
21. 2003-04-08
    soldstatus $76,000
22. 2003-03-02
    historical
23. 2002-12-03
    listed $76,000
24. 1996-05-16
    soldstatus $24,900
25. 1996-04-29
    soldstatus $24,900
26. 1996-02-06
    historical
27. 1996-01-05
    listed $24,900
28. 1993-12-29
    historical
29. 1993-03-10
    soldstatus $15,000
30. 1993-01-22
    listed $15,900
31. 1992-08-03
    listed $19,900

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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 ≥100°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: $15,029
• − Mortgage interest: −$5,602
• − Property taxes: −$1,512
• − Insurance: −$500
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − HOA: −$5,940
• − Depreciation: −$2,909
• Taxable loss: −$3,838
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-1,451/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): 37,667
• Household income: $78,464
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 1583.0

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 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 23% Black 18% Two or more races 10% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 20% Other Asian/Pacific 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: ▼ -211.97%
• Current HPI: 292.0322
• Rent YoY: ▲ 4.30%
• 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

+452.8% since first listed

17 events — show timeline

• 2026-04-06 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-07 Sold (Public Records) $96,900 Public Records
• 2005-04-27 Sold (MLS) $96,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-16 Listed $96,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-03 Sold (Public Records) $77,000 Public Records
• 2003-04-08 Sold (MLS) $76,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-12-03 Listed $76,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-05-16 Sold (Public Records) $24,900 Public Records
• 1996-04-29 Sold (MLS) $24,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-02-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-01-05 Listed $24,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-12-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-03-10 Sold (MLS) $15,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-22 Listed $15,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-08-03 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $1,512 · +1.8% YoY. Source: county tax records.