2910 Newton Ave N · Minneapolis, MN 55411

$234,900

4 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 70 Days on market

Built 1913 5,504 sqft lot $170/sqft · 29% above area Est $245k · at est.

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +9.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large remodeled 4 bedroom with 3rd floor bedroom or kid's playroom. New 1/2 bath in the basement.

Key facts

• 5,504 sq ft lot
• Garage
• Built 1913

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (3.2% below list).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 fast (+7.3%/yr); 132 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $2,273/mo this rent would consume 45% of the median local household income ($60k/yr) (locally 1826% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 7.3% rent growth), your $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 34y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $235k implies a 921% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.97% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $245,100
• List price: $234,900
• Delta: -4.16%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.35% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-10,041
• Equity at exit: $35,024

10-year hold

• IRR: 10.0%
• Equity multiple: 1.92×
• Total profit: $60,508
• Equity at exit: $20,310

Cash invested: $65,772 (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 55411

• Home prices YoY: -8.7%
• Rents YoY: 7.3%
• Active inventory: 132
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $277

Break-even live

Break-even rent $1,922

Max offer price $234,900

Occupancy floor 83%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	14d	1	0.19mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	21d	1	0.35mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	21d	1	0.39mi
2819 Girard Ave N Minneapolis, MN	5.0	2.0	1718	$2,300	$1.34	43d	1	0.39mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	24d	1	0.42mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	4d	1	0.43mi
3238 Humboldt Ave N Minneapolis, MN	5.0	1.0	1389	$2,100	$1.51	43d	1	0.47mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	44d	1	0.48mi
2647 Fremont Ave N Minneapolis, MN	5.0	1.0	1508	$2,595	$1.72	14d	1	0.48mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	43d	1	0.57mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	17d	1	0.61mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	21d	1	0.61mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	4d	1	0.61mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	43d	1	0.62mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	14d	1	0.64mi
3526 Newton Ave N Minneapolis, MN	5.0	2.0	1470	$2,795	$1.90	1d	1	0.65mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	14d	1	0.85mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	24d	1	0.92mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	7d	1	0.92mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	21d	1	0.94mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	24d	1	0.94mi
3247 N 6th St Minneapolis, MN	5.0	1.5	1405	$2,350	$1.67	43d	1	0.94mi
3522 Bryant Ave N Minneapolis, MN	5.0	2.0	1449	$2,995	$2.07	43d	1	0.97mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	20d	1	0.97mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	43d	1	1.03mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	4d	1	1.03mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	43d	1	1.08mi
1816 Zephyr Pl Minneapolis, MN	3.0	1.0	1120	$2,050	$1.83	43d	1	1.09mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	1d	1	1.10mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	43d	1	1.11mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	4d	1	1.32mi
2419 Plymouth Ave N Minneapolis, MN	2.0–3.0	1.0	836	$1,795	$2.15	4d	2	1.33mi
3419 Grimes Ave N Minneapolis, MN	3.0	1.5	1300	$2,050	$1.58	43d	1	1.34mi
1016 N Newton Ave Unit 4 Minneapolis, MN	3.0	1.0	1009	$1,895	$1.88	43d	1	1.48mi
1030 Knox Ave N Apt 3 Minneapolis, MN	5.0	1.5	1500	$2,450	$1.63	43d	1	1.50mi
1030 Knox Ave N Apt 2 Minneapolis, MN	4.0	1.0	900	$2,099	$2.33	43d	1	1.50mi

Listing history 36 events

1. 2026-06-01
   days on market $234,900 Active 70 DOM
2. 2026-05-31
   days on market $234,900 Active 69 DOM
3. 2026-05-18
   price $234,900 97-char remark

   Show marketing remark (97 chars)

   Large remodeled 4 bedroom with 3rd floor bedroom or kid's playroom. New 1/2 bath in the basement.

4. 2026-05-08
   status Active 97-char remark

   Show marketing remark (97 chars)

   Large remodeled 4 bedroom with 3rd floor bedroom or kid's playroom. New 1/2 bath in the basement.

5. 2026-05-05
   historical 97-char remark

   Show marketing remark (97 chars)

   Large remodeled 4 bedroom with 3rd floor bedroom or kid's playroom. New 1/2 bath in the basement.

6. 2026-03-20
   listed $249,900 Active 97-char remark

   Show marketing remark (97 chars)

   Large remodeled 4 bedroom with 3rd floor bedroom or kid's playroom. New 1/2 bath in the basement.

7. 2026-01-23
   historical
8. 2025-10-24
   listed $249,900 Active
9. 2025-07-18
   historical
10. 2025-04-17
    listed $259,900 Active
11. 2008-07-28
    soldstatus $23,000
12. 2008-07-09
    historical
13. 2008-02-06
    listed $28,900
14. 2008-02-06
    historical
15. 2007-11-27
    listed $99,000
16. 2006-02-17
    soldstatus $191,000
17. 2005-11-16
    soldstatus $139,900
18. 2005-04-26
    soldstatus $139,900
19. 2005-03-21
    historical
20. 2004-10-18
    listed $139,899
21. 2003-07-21
    historical
22. 2003-05-30
    listed $143,900
23. 2002-03-22
    soldstatus $63,500
24. 2002-01-02
    soldstatus $63,500
25. 2001-11-27
    historical
26. 2001-11-27
    listed $66,900
27. 1995-07-18
    soldstatus $43,500
28. 1995-06-29
    soldstatus $43,500
29. 1995-06-28
    historical
30. 1995-06-01
    listed $43,500
31. 1995-05-08
    historical
32. 1994-11-08
    listed $45,000
33. 1994-11-04
    historical
34. 1994-04-04
    listed $45,000
35. 1992-10-31
    historical
36. 1992-07-08
    listed $59,000

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$183/yr (+$15/mo · 8.1%)

ⓘ 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: $27,279
• − Mortgage interest: −$13,158
• − Property taxes: −$2,265
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,833
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $3,453/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): 27,741
• Household income: $60,225
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1826.0

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 0.68)
• Race & ethnicity: Black 49% White 23% Two or more races 11% Hispanic / Latino 11% Asian 9%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 3% Lithuanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala
• Languages at home: 68% English-only · Other Asian/Pacific 8% Spanish 8%

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: ▼ -33.91%
• Current HPI: 356.6758
• Rent YoY: ▲ 7.35%
• 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

+298.1% since first listed

34 events — show timeline

• 2026-05-18 Price Changed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-24 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-17 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-28 Sold (MLS) $23,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-06 Listed $28,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-27 Listed $99,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-17 Sold (Public Records) $191,000 Public Records
• 2005-11-16 Sold (Public Records) $139,900 Public Records
• 2005-04-26 Sold (MLS) $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-18 Listed $139,899 NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-30 Listed $143,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-22 Sold (Public Records) $63,500 Public Records
• 2002-01-02 Sold (MLS) $63,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-27 Listed $66,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-07-18 Sold (Public Records) $43,500 Public Records
• 1995-06-29 Sold (MLS) $43,500 NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-01 Listed $43,500 NORTHSTARMLS as Distributed by MLS Grid
• 1995-05-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-11-08 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-11-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-04 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 1992-10-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-07-08 Listed $59,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $2,265 · -32.1% YoY. Source: county tax records.