2201 W 91 1/2 St · Bloomington, MN 55431

$310,000

3 bd · 1.5 ba · 2,006 sqft · SingleFamily public records · 6 Days on market

Built 1956 0.26 ac lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully finished rambler in quiet neighborhood. Very clean & bright, totally ready to move in. Wood floors, 6 panel doors & fresh paint. Finished family room in basement is bright with a cozy fireplace. Lots of storage & large laundry area.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Detached/attached 2-car garage (20 x 24); Asphalt parking
• Utilities: City water (connected); City sewer (connected); Natural gas fuel; Electric service with circuit breakers (100 amp)
• Home design: Residential property; One-story layout; Main-level living with finished basement
• Construction: Frame construction; Block foundation; Built with a finished full basement (storage space)
• Exterior features: Front porch; Patio; Corner lot; Chain link and wood full fencing; Garage(s) structure

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Disposal; Kitchen/dining room layout
• Bedrooms: 3 bedrooms (primary and two additional bedrooms on the main level); Lower-level bonus room
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Natural woodwork; Main floor primary bedroom; Main floor bedroom; Patio and porch access
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-39 ($-469/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (17.5% below list).
• Recommended offer: $256k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Hillcrest Elementary (math 37% / reading 52%, grade F, #534 of 857 statewide, top 66%, 353 students, 29% FRL); Valley View Middle (math 21% / reading 35%, grade F, #212 of 258 statewide, top 82%, 697 students, 77% FRL); Kennedy Senior High (math 27% / reading 47%, grade F, #282 of 471 statewide, top 63%, 1,601 students, 66% FRL) — zoned schools average 57% FRL vs 33% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 73 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 30% of the median local income ($101k/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 $9k 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.
• 7 sale attempts since 32y 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 $240k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,888 (17.5% 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 1956 — 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: 0.83% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-48,387
• Equity at exit: $46,222

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-26,942
• Equity at exit: $26,803

Cash invested: $86,800 (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 55431

• Rents YoY: 4.7%
• Active inventory: 73
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,559 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$306 /mo · $3,669/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-39

Break-even live

Break-even rent $2,608

Max offer price $303,102

Occupancy floor 97%

Sensitivity live

Price	-10% $136	-5% $49	+0% $-39	+5% $-127	+10% $-215
Rent	-10% $-241	-5% $-140	+0% $-39	+5% $62	+10% $163
Rate	-1.0pp $117	-0.5pp $40	base $-39	+0.5pp $-119	+1.0pp $-201

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 W 86th St Minneapolis, MN	3.0	2.0	1860	$2,700	$1.45	7d	1	0.99mi
1021 W 86th St Minneapolis, MN	3.0	2.0	1860	$2,700	$1.45	0d	1	0.99mi
8055 Penn Ave S Bloomington, MN	1.0–2.0	1.0–2.5	1133	$2,695	$2.38	0d	21	1.32mi

Listing history 29 events

1. 2026-05-13
   status Pending
2. 2026-05-05
   status Active
3. 2026-04-06
   status Pending
4. 2026-04-03
   listed $310,000 Active
5. 2026-04-02
   historical $310,000
6. 2026-03-25
   soldstatus $240,000
7. 2018-06-24
   historical
8. 2018-06-07
   price $259,999
9. 2018-04-27
   price $269,999
10. 2018-03-30
    price $279,999
11. 2018-03-18
    price $284,900
12. 2018-03-08
    price $290,000
13. 2018-02-21
    listed $295,000 Active
14. 2007-11-26
    soldstatus $219,500
15. 2007-10-31
    soldstatus $219,500 256-char remark

    Show marketing remark (256 chars)

    Beautifully finished rambler in quiet neighborhood. Very clean & bright, totally ready to move in. Wood floors, 6 panel doors & fresh paint. Finished family room in basement is bright with a cozy fireplace. Lots of storage & large laundry area.

16. 2007-10-17
    historical 256-char remark

    Show marketing remark (256 chars)

    Beautifully finished rambler in quiet neighborhood. Very clean & bright, totally ready to move in. Wood floors, 6 panel doors & fresh paint. Finished family room in basement is bright with a cozy fireplace. Lots of storage & large laundry area.

17. 2007-09-05
    listed $223,500 256-char remark

    Show marketing remark (256 chars)

    Beautifully finished rambler in quiet neighborhood. Very clean & bright, totally ready to move in. Wood floors, 6 panel doors & fresh paint. Finished family room in basement is bright with a cozy fireplace. Lots of storage & large laundry area.

18. 2001-02-21
    soldstatus $150,000
19. 2001-01-31
    soldstatus $150,000
20. 2000-12-14
    historical
21. 2000-11-26
    listed $154,900
22. 1998-06-03
    soldstatus $114,900
23. 1998-04-24
    soldstatus $114,900
24. 1998-02-10
    historical
25. 1997-12-29
    listed $114,900
26. 1994-04-22
    soldstatus $96,900
27. 1994-04-22
    soldstatus $92,000
28. 1994-02-28
    historical
29. 1994-02-21
    listed $99,500

ⓘ 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: $3,669 · $306/mo
• Projected year-2 tax: $3,669 · $306/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $30,707
• − Mortgage interest: −$17,365
• − Property taxes: −$3,669
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − Depreciation: −$9,018
• Taxable loss: −$5,808
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $925/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): 18,664
• Household income: $101,484
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 510.0

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 (75%)
• Race & ethnicity: White 75% Asian 7% Two or more races 6% Black 6% Hispanic / Latino 5%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 4% Vietnamese 2% Other Asian/Pacific 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: ▼ -272.86%
• Current HPI: 234.9872
• Rent YoY: ▲ 4.66%
• 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

+211.6% since first listed

29 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Listed $310,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Coming Soon $310,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Sold (Public Records) $240,000 Public Records
• 2018-06-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-07 Price Changed $259,999 NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-27 Price Changed $269,999 NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-30 Price Changed $279,999 NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-18 Price Changed $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-08 Price Changed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-21 Listed $295,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-26 Sold (Public Records) $219,500 Public Records
• 2007-10-31 Sold (MLS) $219,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-05 Listed $223,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-02-21 Sold (Public Records) $150,000 Public Records
• 2001-01-31 Sold (MLS) $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-12-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-26 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-03 Sold (Public Records) $114,900 Public Records
• 1998-04-24 Sold (MLS) $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-02-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-12-29 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-22 Sold (Public Records) $92,000 Public Records
• 1994-04-22 Sold (MLS) $96,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-21 Listed $99,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $3,669 · +9.3% YoY. Source: county tax records.