8717 Oxborough Ave S · Bloomington, MN 55437

$350,000

3 bd · 1.5 ba · 1,578 sqft · SingleFamily public records · 8 Days on market

Built 1961 0.26 ac lot $222/sqft · at area comps Est $392k · 11% 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).

• ARV discount +12.3/15.0
• Cash flow +10.9/30.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bathroom gem hits that sweet spot between a "cozy retreat" and the "place where everyone wants to hang out. " It’s functional, spacious, and has just enough character to feel like home the second you pull into the driveway. The main living area is where the magic happens. An open-concept kitchen, dining, and living room that flows perfectly. Whether you’re meal-prepping at the kitchen island or lounging in the living room, you’re never cut off from the conversation. If you appreciate a good "indoor-outdoor" lifestyle, this backyard is going to be your favorite part of the house. The deck, sprawling and sturdy, featuring dedic

Key facts

• 0.26 acre lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Attached garage with automatic door opener (1-car; approx. 14'x24"); Asphalt driveway
• Utilities: City water (connected); City sewer (connected); Electric service with circuit breakers; Fuel: electric and natural gas
• Home design: Residential property; Three-level split; Entry/main living on main level; Above-grade and below-grade finished living areas
• Construction: Constructed with block, concrete and frame materials; Block foundation; Roof older than 8 years
• Exterior features: Deck; Patio; Covered/other porch type; Chain link fencing; Storage shed; Medium tree coverage; City street frontage with curbs and street lights

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms (all on upper/main levels as indicated: primary and two additional bedrooms on upper level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Natural woodwork; Hardwood floors; Finished full daylight basement with storage and egress windows; Humidifier; Electronic air filter; Kitchen window; Kitchen center island; Breakfast bar / kitchen-dining area
• Laundry & utility: Laundry room with washer and dryer hookups and laundry sink (lower/basement level); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (21.1% below list).
• Recommended offer: $276k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Bloomington — 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 76/100 on livability (#168 in MN, #3,640 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D-, amenities F, health & safety F.
• Bloomington Public School District (urban): math 35% / reading 49% proficiency, ranked #192 of 301 in MN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 35% of the median local income ($96k/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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 34y 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 $192k; list at $350k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $275,996 (21.1% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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. 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?
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 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: 0.79% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

• ARV (median comp): $391,527
• List price: $350,000
• Delta: -10.61%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.02% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-69,315
• Equity at exit: $52,186

10-year hold

• IRR: -15.9%
• Equity multiple: 0.14×
• Total profit: $-83,982
• Equity at exit: $30,262

Cash invested: $98,000 (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 55437

• Rents YoY: 2.0%
• Active inventory: 70
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$354 /mo · $4,254/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-155

Break-even live

Break-even rent $2,957

Max offer price $322,554

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5100 W 82nd St Minneapolis, MN	2.0	1.0–2.0	884	$2,355	$2.66	1d	15	0.72mi
8101 Normandale Lake Blvd Minneapolis, MN	2.0	1.0–2.0	918	$2,884	$3.14	1d	20	0.99mi
5800 American Blvd W Minneapolis, MN	1.0–2.0	1.5–2.5	1031	$4,650	$4.51	1d	19	1.17mi
4620 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	856	$3,199	$3.74	1d	33	1.21mi
4660 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	815	$3,199	$3.93	1d	37	1.21mi
4480 Parklawn Ave Minneapolis, MN	1.0–3.0	1.0–2.0	950	$2,130	$2.24	2d	4	1.38mi

Listing history 11 events

1. 2026-05-13
   status Pending 1283-char remark
2. 2026-05-10
   historical Contingent - Inspection 1283-char remark
3. 2026-05-06
   listed $350,000 Active 1283-char remark
4. 2026-04-29
   historical $350,000 1283-char remark
5. 2001-08-10
   soldstatus $192,500
6. 2001-07-17
   historical
7. 2001-06-29
   listed $194,900
8. 1992-12-28
   soldstatus $97,400
9. 1992-11-08
   soldstatus $97,400
10. 1992-11-06
    listed $99,900
11. 1978-12-01
    soldstatus $58,000

ⓘ 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: $4,254 · $354/mo
• Projected year-2 tax: $4,254 · $354/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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,120
• − Mortgage interest: −$19,605
• − Property taxes: −$4,254
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,650
• − Management: −$2,650
• − Depreciation: −$10,182
• Taxable loss: −$7,970
• Est. tax savings @ 24.0%: +$1,913
• After-tax cash flow: $49/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: Bloomington Public School District
• NCES district ID: 2705790
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $63,279
• Composite: 37.37/100
• National rank: #4431
• State rank: #192 of 301 in MN

Livability — Bloomington

• Score: 76/100
• State rank: #168
• US rank: #3640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomington, MN
• County: Hennepin County · 1,150,272 people
• City population: 88,605
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,881
• Household income: $95,718
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 512.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Black 5% Asian 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 14% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -232.73%
• Current HPI: 233.0461
• Rent YoY: ▲ 2.02%
• 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

+503.4% since first listed

11 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-08-10 Sold (MLS) $192,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-07-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-29 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-12-28 Sold (Public Records) $97,400 Public Records
• 1992-11-08 Sold (MLS) $97,400 NORTHSTARMLS as Distributed by MLS Grid
• 1992-11-06 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 1978-12-01 Sold (Public Records) $58,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,254 · +1.5% YoY. Source: county tax records.