4415 Queen Ave N · Minneapolis, MN 55412

$124,900

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 6 Days on market

Built 1925 6,098 sqft lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming North Minneapolis Diamond in the Rough – Bring Your Vision! Nestled on a beautiful, tree-lined street in a quaint and established Victory neighborhood. This classic home is brimming with character, charm, and sweat-equity potential. From the moment you step inside, you’ll see the incredible canvas waiting for your personal touch. Whether you are looking to restore its historic luster or execute a complete contemporary re-imagining, the possibilities here are endless. Conveniently located just minutes from local parks, parkways, dining, and downtown access, this property is a rare find for investors, contractors, or ambitious DIY homeowners looking to build equity.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Other: Lot approximately 0.14 acres (dimensions: 50' x 125' x 50' x 125'); Living area listed as approximately 1,124 sq ft; Neighborhood number 79

Exterior

• Parking: Attached or detached 2-car garage (277 garage sq. ft.)
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One-and-a-half story; Main-level entry
• Construction: Block foundation; Above-grade finished area approximately 1,124; Below-grade area approximately 884; Total building area approximately 2,008
• Exterior features: Wood exterior

Interior

• Kitchen: Kitchen on main level (approx. 13 x 10)
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level, approx. 8 x 6)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main floor bedroom; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.7% 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 (+6.3%/yr); 169 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $864 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 + 6.3% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $125k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.68%
• DSCR: 1.70
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $274,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3859 Penn Ave N	0.72mi	3/1.0	980 (-13%)	5mo	$239,500	$244	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.43×
• Total profit: $15,098
• Equity at exit: $18,623

10-year hold

• IRR: 22.3%
• Equity multiple: 3.23×
• Total profit: $78,013
• Equity at exit: $10,799

Cash invested: $34,972 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$655
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $457

Break-even live

Break-even rent $1,191

Max offer price $124,900

Occupancy floor 69%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	43d	1	0.62mi
3401 47th Ave N Minneapolis, MN	1.0–2.0	1.0	697	$1,400	$2.01	2d	8	0.78mi
5021 Fremont Ave N Minneapolis, MN	2.0	1.0	800	$1,795	$2.24	7d	1	1.00mi
5301 Russell Ave N Minneapolis, MN	3.0	1.0	1200	$2,000	$1.67	43d	1	1.07mi
4200 45th Ave N Minneapolis, MN	1.0–2.0	1.0	925	$1,575	$1.70	2d	1	1.08mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	17d	8	1.09mi
4199 46th Ave N Robbinsdale, MN	1.0–4.0	1.0–1.5	1070	$2,142	$2.00	1d	12	1.09mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	21d	1	1.10mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	3d	1	1.10mi
4638 Camden Ave N Unit 1 Minneapolis, MN	2.0	1.0	815	$1,495	$1.83	3d	1	1.13mi
2914 53rd Ave N Minneapolis, MN	4.0	1.0	1365	$2,200	$1.61	43d	1	1.13mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	43d	1	1.13mi
3413 53rd Ave N Minneapolis, MN	2.0	1.0	950	$1,469	$1.55	2d	1	1.22mi
4207 Lakeside Ave N Minneapolis, MN	2.0	2.0	1030	$1,325	$1.29	43d	1	1.29mi
4201 Lakeside Ave N #111 Minneapolis, MN	2.0	2.0	1080	$1,990	$1.84	21d	1	1.29mi
3711 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0	675	$1,149	$1.70	24d	1	1.30mi
4600 Lake Road Ave Minneapolis, MN	2.0	1.0–2.0	855	$2,945	$3.44	43d	32	1.31mi
4600 Lake Road Ave Minneapolis, MN	2.0	1.0–2.0	855	$2,845	$3.33	1d	34	1.31mi
4200 Lake Breeze Ave N Unit 1 Brooklyn Center, MN	2.0	1.0	1100	$1,250	$1.14	24d	1	1.35mi
3737 Hubbard Ave N Unit 3737-204 Robbinsdale, MN	2.0	1.0	1000	$1,299	$1.30	4d	1	1.36mi
3737 Hubbard Ave N Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	16d	1	1.36mi
4024 37th Ave N Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	4d	2	1.39mi
4024 37th Ave N Unit 4024-204 Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	3d	1	1.39mi
4028 37th Ave N Unit 4028-202 Minneapolis, MN	2.0	1.0	1000	$1,299	$1.30	16d	1	1.40mi
4032 37th Ave N Unit 4032-201 Robbinsdale, MN	2.0	1.0	1000	$1,299	$1.30	24d	1	1.43mi
4036 37th Ave N Robbinsdale, MN	2.0	1.0	1000	$1,195	$1.20	43d	1	1.43mi
3848 Major Ave N Minneapolis, MN	2.0	1.0	770	$1,674	$2.17	24d	1	1.48mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	3d	1	1.50mi

Listing history 2 events

1. 2026-05-21
   listed $124,900 Active
2. 1990-06-15
   soldstatus $52,000

ⓘ 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: $2,803 · $234/mo
• Projected year-2 tax: $2,803 · $234/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: $21,228
• − Mortgage interest: −$6,996
• − Property taxes: −$2,803
• − Insurance: −$624
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$3,633
• Taxable income: $3,774
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $4,577/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): 24,460
• Household income: $68,682
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 913.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 9% Other Asian/Pacific 7% Tagalog/Filipino 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: ▼ -109.98%
• Current HPI: 298.1414
• Rent YoY: ▲ 6.35%
• 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

+140.2% since first listed

2 events — show timeline

• 2026-05-21 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 1990-06-15 Sold (Public Records) $52,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,803 · +10.6% YoY. Source: county tax records.