433 S 7th St #1704 · Minneapolis, MN 55415

$65,000

1 bd · 1.0 ba · 510 sqft · Condo public records · 35 Days on market

Built 1985 $127/sqft · 24% below area Est $92k · 29% under $621/mo HOA · 36% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks

Enjoy elevated city living in this stylish, loft-inspired studio with sweeping Downtown East views from the 17th floor and direct access to the Minneapolis skyway system. Unlike a typical studio, the home offers a smart, open layout with a true sense of separation between living, dining, sleeping, and work areas, enhanced by oversized windows, a walk-in closet, and creative architectural elements throughout. Warm wood tones, black industrial accents, and layered lighting create an urban-modern aesthetic that feels both sophisticated and inviting while remaining highly functional. Residents enjoy a full suite of amenities on the 15th floor, including a pool, fitness center, sauna, hot tub, l

Key facts

• Walk-in closet
• Open layout
• Downtown east views

Tags

• DOWNTOWN EAST VIEWS
• MINNEAPOLIS SKYWAY SYSTEM
• OPEN LAYOUT
• WALK-IN CLOSET
• FULL SUITE OF AMENITIES
• POOL

Property features AI

Finance

• Other: Located in Centre Village Condominiums above the Hyatt Hotel in downtown Minneapolis
• HOA & community: HOA: Cities Management; Monthly HOA fee of $621; HOA amenities include elevator(s), lobby entrance, patio, sauna, laundry, and shared recreation facilities; HOA fee covers cable TV, hazard insurance, heating, internet, lawn care, grounds maintenance, professional management, sewer, snow removal, and water

Exterior

• Parking: Attached garage; Contract parking required
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service by Xcel Energy
• Home design: Attached residential property; One story
• Construction: Foundation: Other
• Exterior features: Stone exterior; Below-ground pool; Lot about 1.169 acres

Interior

• Kitchen: Kitchen on main level (8x9) with dishwasher, range, refrigerator
• Bedrooms: One main-level bedroom (8x10)
• Bathrooms: One full bathroom (main floor, 5x8)
• Heating & cooling: Forced air heating; Wall-mounted cooling unit(s)
• Interior features: Dishwasher, Range, Refrigerator; Main floor full bathroom
• Laundry & utility: Building amenities include laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+2.6%/yr); 81 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 17% of the median local income ($125k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 33y 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 $37k; list at $65k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.68% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 3.1

CMA / ARV

• ARV (median comp): $91,955
• List price: $65,000
• Delta: -29.31%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $7,098
• Equity at exit: $9,692

10-year hold

• IRR: 18.9%
• Equity multiple: 2.56×
• Total profit: $28,358
• Equity at exit: $5,620

Cash invested: $18,200 (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 55415

• Home prices YoY: -2.4%
• Rents YoY: 2.6%
• Active inventory: 81
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$341
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$27
• HOA: −$621
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $280

Break-even live

Break-even rent $1,390

Max offer price $65,000

Occupancy floor 79%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
431 S 7th St #2610 Minneapolis, MN	1.0	1.0	430	$1,250	$2.91	24d	1	0.03mi
431 S 7th St Minneapolis, MN	1.0	1.0	430	$1,250	$2.91	43d	2	0.03mi
431 S 7th St Minneapolis, MN	1.0	1.0	430	$1,250	$2.91	10d	2	0.03mi
650 Portland Ave Minneapolis, MN	2.0	1.0–2.0	1104	$2,825	$2.56	3d	18	0.07mi
600 5th Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	915	$1,440	$1.57	1d	9	0.08mi
615 S 8th St Minneapolis, MN	2.0	1.0–2.5	1248	$3,672	$2.94	1d	52	0.13mi
609 S 9th St #2 Minneapolis, MN	1.0	1.0	600	$1,095	$1.82	43d	1	0.20mi
511 S 4th St Minneapolis, MN	2.0	1.0–2.0	882	$2,215	$2.51	2d	11	0.22mi
910 Portland Ave Minneapolis, MN	1.0	1.0	392	$1,056	$2.69	14d	1	0.22mi
608 2nd Ave S Minneapolis, MN	2.0	1.0–2.0	999	$1,823	$1.82	2d	34	0.23mi
929 Portland Ave #1408 Minneapolis, MN	1.0	1.0	680	$1,485	$2.18	43d	1	0.24mi
900 Centennial Pl Minneapolis, MN	—	1.0	390	$825	$2.12	14d	1	0.28mi
101 S 5th St Minneapolis, MN	3.0	1.0–2.0	1249	$2,289	$1.83	2d	35	0.31mi
515 E Grant St Minneapolis, MN	1.0–2.0	1.0	820	$1,220	$1.49	1d	10	0.31mi
90 S 9th St Minneapolis, MN	2.0	1.0	838	$1,650	$1.97	4d	2	0.33mi
1400 Park Ave Minneapolis, MN	2.0	1.0–2.0	875	$2,040	$2.33	3d	21	0.34mi
1111 3rd Ave S Unit 1511914P Minneapolis, MN	4.0	1.0–2.0	1081	$5,100	$4.72	2d	2	0.36mi
700 S 4th St Minneapolis, MN	2.0	1.0–2.0	897	$2,688	$2.99	1d	26	0.36mi
465 Nicollet Mall Minneapolis, MN	2.0	1.0–3.0	1153	$3,030	$2.63	2d	14	0.37mi
250 Portland Ave Minneapolis, MN	1.0–2.0	1.0–2.0	902	$1,950	$2.16	2d	11	0.38mi
400 Marquette Ave Minneapolis, MN	3.0	1.0–2.0	1103	$2,905	$2.63	2d	14	0.38mi
95 S 10th St Minneapolis, MN	2.0	1.0–2.0	688	$1,744	$2.53	2d	31	0.38mi
501 E 14th St Minneapolis, MN	1.0	1.0	510	$1,055	$2.07	43d	1	0.39mi
313 Washington Ave S Minneapolis, MN	2.0	1.0–2.0	836	$2,288	$2.73	2d	9	0.39mi
365 Nicollet Mall Minneapolis, MN	3.0	1.0–3.5	1656	$4,363	$2.63	3d	33	0.40mi
240 Park Ave Minneapolis, MN	1.0–2.0	1.0–2.0	1047	$2,075	$1.98	3d	2	0.41mi
1117 Marquette Ave Minneapolis, MN	1.0–2.0	1.0–2.0	953	$1,373	$1.44	2d	15	0.44mi
240 Chicago Ave Minneapolis, MN	2.0	1.0–2.0	825	$2,164	$2.62	2d	11	0.45mi
225 Portland Ave Minneapolis, MN	2.0	1.0–2.0	837	$2,410	$2.88	3d	70	0.45mi
1010 S 7th St Minneapolis, MN	2.0	1.0–2.0	834	$1,928	$2.31	43d	1	0.47mi
728 E 16th St #34 Minneapolis, MN	1.0	1.0	593	$950	$1.60	43d	1	0.47mi
736 E 16th St Minneapolis, MN	1.0–2.0	1.0	650	$917	$1.41	23d	2	0.48mi
811 Washington Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	862	$1,660	$1.93	19d	9	0.48mi
205 Park Ave Minneapolis, MN	1.0–2.0	1.0–2.0	859	$1,809	$2.11	7d	5	0.49mi
729 E 16th St Unit 4 Minneapolis, MN	1.0	1.0	480	$1,155	$2.41	43d	1	0.50mi
270 Hennepin Ave Minneapolis, MN	3.0	1.0–3.0	1505	$4,088	$2.72	2d	54	0.56mi
1423 11th Ave S Minneapolis, MN	1.0–2.0	1.0	818	$1,300	$1.59	2d	29	0.56mi
115 2nd Ave S Minneapolis, MN	1.0	1.0	508	$1,371	$2.70	2d	15	0.57mi
111 S Marquette Ave Minneapolis, MN	1.0–2.0	1.0–2.0	970	$1,516	$1.56	2d	12	0.60mi
212 10th Ave S Minneapolis, MN	3.0	1.0–2.5	1490	$4,242	$2.85	1d	10	0.61mi

HOA detail condo

• Monthly dues: $621 · $7,452/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-15
   status $65,000 Pending 35 DOM
2. 2026-06-15
   days on market $65,000 Contingent - Subject to Statutory Rescission 35 DOM
3. 2026-06-13
   days on market $65,000 Contingent - Subject to Statutory Rescission 33 DOM
4. 2026-06-09
   days on market $65,000 Contingent - Subject to Statutory Rescission 29 DOM
5. 2026-06-08
   days on market $65,000 Contingent - Subject to Statutory Rescission 28 DOM
6. 2026-06-07
   days on market $65,000 Contingent - Subject to Statutory Rescission 27 DOM
7. 2026-06-04
   days on market $65,000 Contingent - Subject to Statutory Rescission 24 DOM
8. 2026-06-03
   days on market $65,000 Contingent - Subject to Statutory Rescission 23 DOM
9. 2026-06-02
   days on market $65,000 Contingent - Subject to Statutory Rescission 22 DOM
10. 2026-06-01
    days on market $65,000 Contingent - Subject to Statutory Rescission 21 DOM
11. 2026-05-31
    days on market $65,000 Contingent - Subject to Statutory Rescission 20 DOM
12. 2026-05-11
    listed $65,000 Active 1054-char remark
13. 1993-10-04
    historical
14. 1993-09-20
    listed $39,900
15. 1992-08-04
    soldstatus $37,300

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,309 · $109/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,928
• − Mortgage interest: −$3,641
• − Property taxes: −$1,309
• − Insurance: −$325
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − HOA: −$7,452
• − Depreciation: −$1,891
• Taxable income: $2,962
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $2,646/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): 6,900
• Household income: $124,921
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 344.0

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 0.59)
• Race & ethnicity: White 61% Black 18% Asian 9% Two or more races 6% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 6% Slovak 2% Romanian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% 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: ▼ -7.23%
• Current HPI: 289.6606
• Rent YoY: ▲ 2.65%
• 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

+74.3% since first listed

6 events — show timeline

• 2026-06-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-10-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-09-20 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-08-04 Sold (Public Records) $37,300 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,309 · +9.0% YoY. Source: county tax records.