925 30th Ave S · Minneapolis, MN 55406

$127,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 166 Days on market

Built 1982 Fair condition $115/sqft · 72% below area ↓ 11% since listing

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 2 Beds, 2 Bath, * 1 study/computer den * 1,101 Sq. Ft. * 1 assigned Car port * 3rd floor, controlled access, elevator. Master Suite with walking closet and attached bath. One bonus room as den/computer room. Spacious living/dining room with fire place. All rooms are in one floor. Ceiling Fan. Dish washer, air conditioner. Only cats allowed Laundry Care Center on the floor, Community/party room. Close to downtown, U of M, Augsburg, West River Parkway. Easy access to Highway 94. Seward Neighborhood with Co-op shops, many unique restaurants and banks. * 5 minutes walking distance to Mississippi river side.

Key facts

• Controlled access
• Fire place
• Elevator

Tags

• CONTROLLED ACCESS
• ELEVATOR
• WALKING CLOSET
• BONUS ROOM
• FIRE PLACE
• LAUNDRY CARE CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $127k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+3.0%/yr); 149 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $878 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 8510% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $451,745
• List price: $127,000
• Delta: -71.89%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,892
• Equity at exit: $18,936

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $39,239
• Equity at exit: $10,981

Cash invested: $35,560 (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 55406

• Rents YoY: 3.0%
• Active inventory: 149
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $415

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 70%

Sensitivity live

Price	-10% $503	-5% $459	+0% $415	+5% $372	+10% $328
Rent	-10% $286	-5% $351	+0% $415	+5% $480	+10% $545
Rate	-1.0pp $479	-0.5pp $448	base $415	+0.5pp $383	+1.0pp $349

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
940 Franklin Ter Minneapolis, MN	1.0–2.0	1.0	667	$1,500	$2.25	3d	8	0.06mi
2520 S 8th St Minneapolis, MN	2.0	1.0–2.0	721	$2,445	$3.39	18d	11	0.40mi
2520 S 8th St Minneapolis, MN	2.0	1.0–2.0	721	$2,307	$3.20	0d	13	0.40mi
2316 25th Ave S Unit 1 Yellow Minneapolis, MN	2.0	1.0	900	$1,495	$1.66	44d	1	0.47mi
2220 E Franklin Ave Minneapolis, MN	1.0–2.0	1.0–1.5	730	$1,756	$2.41	0d	11	0.58mi
2107 21st Ave S Minneapolis, MN	1.0	1.0	570	$1,050	$1.84	17d	6	0.70mi
2107 21st Ave S Unit 2020-111 Minneapolis, MN	1.0	1.0	700	$1,050	$1.50	44d	1	0.70mi
2107 21st Ave S Unit 2020-311 Minneapolis, MN	1.0	1.0	700	$1,050	$1.50	25d	1	0.70mi
2015 Riverside Ave Minneapolis, MN	1.0–2.0	1.0	886	$1,720	$1.94	2d	9	0.81mi
1901 Minnehaha Ave Minneapolis, MN	2.0	1.0	840	$1,550	$1.85	15d	1	0.84mi
2220 Snelling Ave Minneapolis, MN	2.0	1.0–2.0	675	$2,024	$3.00	0d	26	0.84mi
2833 S 31st Ave Unit 1 Minneapolis, MN	2.0	1.0	950	$1,695	$1.78	44d	1	0.85mi
2913 29th Ave S Minneapolis, MN	1.0–2.0	1.0	707	$1,245	$1.76	4d	4	0.92mi
2916 30th Ave S Unit B Minneapolis, MN	2.0	2.0	946	$1,697	$1.79	44d	1	0.93mi
2107 Cedar Ave S Minneapolis, MN	3.0	1.0–2.0	792	$1,464	$1.85	0d	25	0.94mi
2615 E 29th St Minneapolis, MN	2.0	1.0–2.0	660	$1,925	$2.91	0d	18	0.95mi
485 Malcolm Ave SE Minneapolis, MN	2.0	1.0–2.0	637	$2,455	$3.85	0d	20	1.01mi
301 Saint Anthony Ave Minneapolis, MN	2.0	1.0	850	$1,460	$1.72	15d	2	1.03mi
2220 E Lake St Minneapolis, MN	1.0–2.0	1.0	659	$1,425	$2.16	14d	1	1.12mi
2108 16th Ave S Unit 1 Minneapolis, MN	3.0	1.0	1020	$1,750	$1.72	44d	1	1.15mi
1800 Washington Ave S Minneapolis, MN	2.0	1.0–2.0	674	$2,290	$3.40	0d	23	1.18mi
3126 Minnehaha Ave Minneapolis, MN	2.0	1.0	562	$1,895	$3.37	0d	3	1.21mi
3136 Minnehaha Ave Minneapolis, MN	1.0–2.0	1.0	602	$1,795	$2.98	0d	2	1.24mi
3029 22nd Ave S Unit 418 Minneapolis, MN	2.0	2.0	1010	$1,789	$1.77	44d	1	1.24mi
3029 22nd Ave S Unit 302 Minneapolis, MN	2.0	2.0	923	$1,799	$1.95	3d	1	1.24mi
3029 22nd Ave S Unit 202 Minneapolis, MN	2.0	2.0	923	$1,885	$2.04	44d	1	1.24mi
2609 16th Ave S Minneapolis, MN	1.0	1.0	750	$1,198	$1.60	44d	1	1.25mi
2624 16th Ave S Minneapolis, MN	1.0	1.0	750	$1,198	$1.60	44d	1	1.29mi
3015 19th Ave S Unit 1 Minneapolis, MN	3.0	1.0	960	$1,750	$1.82	44d	1	1.33mi
1215 4th St SE Unit 1 Minneapolis, MN	3.0	1.0	1050	$1,600	$1.52	44d	1	1.37mi
425 13th Ave SE Minneapolis, MN	1.0–4.0	1.0–2.0	827	$1,497	$1.81	0d	35	1.38mi
2424 Territorial Rd Saint Paul, MN	3.0	1.0–2.0	955	$2,865	$3.00	13d	23	1.42mi
1000 University Ave SE Minneapolis, MN	2.0–4.0	1.0–2.0	1136	$1,880	$1.65	25d	9	1.43mi
2410 University Ave W Saint Paul, MN	2.0	1.0–2.0	793	$6,008	$7.58	11d	13	1.46mi
1907 11th Ave S Unit 3 Minneapolis, MN	2.0	1.0	1057	$1,375	$1.30	0d	1	1.46mi
1907 11th Ave S Unit 3 Minneapolis, MN	2.0	1.0	1057	$1,375	$1.30	8d	1	1.46mi
2113 11th Ave S Minneapolis, MN	3.0	1.0	900	$2,100	$2.33	18d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $127,000 Active 166 DOM
2. 2026-06-17
   days on market $127,000 Active 165 DOM
3. 2026-06-16
   days on market $127,000 Active 164 DOM
4. 2026-06-15
   days on market $127,000 Active 163 DOM
5. 2026-06-13
   days on market $127,000 Active 161 DOM
6. 2026-06-09
   days on market $127,000 Active 157 DOM
7. 2026-06-08
   days on market $127,000 Active 156 DOM
8. 2026-06-07
   days on market $127,000 Active 155 DOM
9. 2026-06-04
   days on market $127,000 Active 152 DOM
10. 2026-06-03
    days on market $127,000 Active 151 DOM
11. 2026-06-02
    days on market $127,000 Active 150 DOM
12. 2026-06-01
    days on market $127,000 Active 149 DOM
13. 2026-05-31
    days on market $127,000 Active 148 DOM
14. 2026-03-19
    historical $1,475
15. 2026-01-27
    listed $1,475
16. 2026-01-03
    listed $127,000 Active 615-char remark

    Show marketing remark (615 chars)

    * 2 Beds, 2 Bath, * 1 study/computer den * 1,101 Sq. Ft. * 1 assigned Car port * 3rd floor, controlled access, elevator. Master Suite with walking closet and attached bath. One bonus room as den/computer room. Spacious living/dining room with fire place. All rooms are in one floor. Ceiling Fan. Dish washer, air conditioner. Only cats allowed Laundry Care Center on the floor, Community/party room. Close to downtown, U of M, Augsburg, West River Parkway. Easy access to Highway 94. Seward Neighborhood with Co-op shops, many unique restaurants and banks. * 5 minutes walking distance to Mississippi river side.

17. 2025-05-09
    historical $1,475
18. 2025-05-09
    listed $1,475
19. 2024-06-23
    historical $1,475
20. 2024-06-15
    price $1,475
21. 2024-06-11
    price $1,575
22. 2024-06-05
    listed $1,650

ⓘ 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: $19,643
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,695
• Taxable income: $3,152
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $4,230/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 · 5 photos

Fair 45/100 Moderate rehab

The property requires significant exterior repairs and maintenance, including painting, siding repair, and landscaping. These improvements would significantly enhance its curb appeal and overall value.

Repairs flagged

• Major Exterior siding — Weathered and possibly peeling, indicating significant deterioration.
• Major Landscaping — Sparse and in need of maintenance, detracting from curb appeal.
• Major Exterior paint — Condition of exterior paint is unknown, but it is likely in need of repainting to improve appearance.
• Major Roof — Condition of the roof cannot be determined from the exterior view, but it is likely in need of inspection and potential repair or replacement.
• Minor Interior paint — Paint appears to be in average condition, with some wear visible, indicating minor issues that could be addressed with touch-ups.
• Major Landscaping — Sparse and in need of maintenance, detracting from curb appeal.
• Major Exterior siding — Weathered and possibly peeling, indicating significant deterioration.

Value-add opportunities

• Both Exterior painting — Improves curb appeal and overall appearance, attracting potential buyers or renters.
• Both Landscaping — Enhances curb appeal and adds value by making the property more attractive to potential buyers or renters.
• Both Exterior siding repair — Improves the overall appearance and structural integrity of the property, attracting potential buyers or renters.
• Both Roof inspection and repair — Ensures the roof is in good condition, preventing potential leaks and other issues that could affect the property's value.
• Both Interior paint touch-ups — Improves the overall appearance of the interior, making the property more attractive to potential buyers or renters.
• Both Landscaping — Enhances curb appeal and adds value by making the property more attractive to potential buyers or renters.
• Both Exterior siding repair — Improves the overall appearance and structural integrity of the property, attracting potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and possibly peeling, indicating significant deterioration.	Major	$15,000–50,000
Landscaping · Sparse and in need of maintenance, detracting from curb appeal.	Major	$15,000–50,000
Exterior paint · Condition of exterior paint is unknown, but it is likely in need of repainting to improve appearance.	Major	$15,000–50,000
Roof · Condition of the roof cannot be determined from the exterior view, but it is likely in need of inspection and potential repair or replacement.	Major	$15,000–50,000
Interior paint · Paint appears to be in average condition, with some wear visible, indicating minor issues that could be addressed with touch-ups.	Minor	$500–3,000
Landscaping · Sparse and in need of maintenance, detracting from curb appeal.	Major	$15,000–50,000
Exterior siding · Weathered and possibly peeling, indicating significant deterioration.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$90,500–303,000

Value-add ROI direction

• Both Exterior painting — Improves curb appeal and overall appearance, attracting potential buyers or renters. ↑
• Both Landscaping — Enhances curb appeal and adds value by making the property more attractive to potential buyers or renters. ↑
• Both Exterior siding repair — Improves the overall appearance and structural integrity of the property, attracting potential buyers or renters. ↑
• Both Roof inspection and repair — Ensures the roof is in good condition, preventing potential leaks and other issues that could affect the property's value. ↑
• Both Interior paint touch-ups — Improves the overall appearance of the interior, making the property more attractive to potential buyers or renters. ↑
• Both Landscaping — Enhances curb appeal and adds value by making the property more attractive to potential buyers or renters. ↑
• Both Exterior siding repair — Improves the overall appearance and structural integrity of the property, attracting potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 36,581
• Household income: $93,910
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1026.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Two or more races 10% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -397.38%
• Current HPI: 266.2546
• Rent YoY: ▲ 2.99%
• 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

-10.6% since first listed

9 events — show timeline

• 2026-03-19 Rental Removed $1,475 TURBOTENANT
• 2026-01-27 Listed for Rent $1,475 TURBOTENANT
• 2026-01-03 Listed $127,000 ForSaleByOwner.com
• 2025-05-09 Rental Removed $1,475 TURBOTENANT
• 2025-05-09 Listed for Rent $1,475 TURBOTENANT
• 2024-06-23 Rental Removed $1,475 TURBOTENANT
• 2024-06-15 Price Changed $1,475 TURBOTENANT
• 2024-06-11 Price Changed $1,575 TURBOTENANT
• 2024-06-05 Listed for Rent $1,650 TURBOTENANT