7640 Unity Ave N · Brooklyn Park, MN 55443

$290,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 21 Days on market

Built 1965 0.28 ac lot $185/sqft · 9% above area Est $376k · 23% 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 +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated interior. New Furnace, A/C Coil & H20 heater. New Kit Cabs & Appliances. New Carpet, Paint,Trim 6 panel doors, refinished h/w Floors. New tile & fixtures in bath & a new deck. 1 yr AON Warranty included. Agent is owner.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1965

Property features AI

Exterior

• Parking: Attached insulated garage with 2 spaces (23x21)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric service with circuit breakers
• Home design: Residential property; Three-level split floorplan; Deck entry/porch
• Construction: Block, concrete and frame construction; Asphalt roof (age 8 years or less); Block foundation
• Exterior features: Deck; Stone, stucco and vinyl exterior; Medium tree coverage; City street frontage (90x135 lot)

Interior

• Kitchen: Kitchen with window; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms total (3 on main level); Bedroom sizes include: 15x10, 15x10, 13x9, 11x9 (one bedroom 15x14 on lower level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate formal dining room; Skylight; Paneled doors; Washer/dryer hookup; Water softener (owned); Full masonry wood-burning fireplace in living room; 3 bedrooms on one level
• Laundry & utility: Laundry located in basement; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (28.2% below list).
• Recommended offer: $208k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.3% in Brooklyn Park — 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 81/100 on livability (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, schools D, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

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

• It's been on market 21 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $230k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $208,113 (28.2% 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 1965 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $375,889
• List price: $290,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.23×
• Total profit: $-62,823
• Equity at exit: $43,240

10-year hold

• IRR: -9.3%
• Equity multiple: 0.35×
• Total profit: $-53,147
• Equity at exit: $25,074

Cash invested: $81,200 (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 55443

• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$362 /mo · $4,346/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-360

Break-even live

Break-even rent $2,536

Max offer price $226,454

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5528 Brookdale Dr N Minneapolis, MN	3.0	2.0	1400	$2,195	$1.57	43d	1	0.18mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	14d	1	0.49mi
7441 Major Ave N Minneapolis, MN	3.0	2.0	1800	$2,600	$1.44	16d	1	0.54mi
8007 Colorado Ave N Brooklyn Park, MN	4.0	2.0	2124	$1,500	$0.71	19d	1	0.66mi
7212 Kyle Ave N Minneapolis, MN	3.0	2.0	1700	$2,400	$1.41	43d	1	0.86mi
8447 Regent Ave N Minneapolis, MN	1.0–2.0	1.0–2.0	1000	$1,555	$1.55	2d	5	0.87mi
8316 Zane Ave N Unit NORTH-207 Brooklyn Park, MN	3.0	1.5	1370	$1,695	$1.24	43d	1	0.88mi
3401 75th Ave N Minneapolis, MN	4.0	2.0	2088	$2,729	$1.31	2d	1	1.21mi

Listing history 20 events

1. 2026-06-03
   statusdays on market $290,000 Pending 21 DOM
2. 2026-06-02
   days on market $290,000 Contingent - Inspection 20 DOM
3. 2026-06-01
   days on market $290,000 Contingent - Inspection 19 DOM
4. 2026-05-31
   days on market $290,000 Contingent - Inspection 18 DOM
5. 2026-05-17
   status Active 967-char remark
6. 2026-05-09
   status Pending 967-char remark
7. 2026-05-05
   listed $290,000 Active 967-char remark
8. 2005-09-29
   soldstatus $230,000
9. 2005-08-16
   soldstatus $230,000 254-char remark

   Show marketing remark (254 chars)

   Completely updated interior. New Furnace, A/C Coil & H20 heater. New Kit Cabs & Appliances. New Carpet, Paint,Trim 6 panel doors, refinished h/w Floors. New tile & fixtures in bath & a new deck. 1 yr AON Warranty included. Agent is owner.

10. 2005-07-27
    historical 254-char remark

    Show marketing remark (254 chars)

    Completely updated interior. New Furnace, A/C Coil & H20 heater. New Kit Cabs & Appliances. New Carpet, Paint,Trim 6 panel doors, refinished h/w Floors. New tile & fixtures in bath & a new deck. 1 yr AON Warranty included. Agent is owner.

11. 2005-07-08
    listed $247,500 254-char remark

    Show marketing remark (254 chars)

    Completely updated interior. New Furnace, A/C Coil & H20 heater. New Kit Cabs & Appliances. New Carpet, Paint,Trim 6 panel doors, refinished h/w Floors. New tile & fixtures in bath & a new deck. 1 yr AON Warranty included. Agent is owner.

12. 2005-03-09
    historical

    Show marketing remark (156 chars)

    4+ BR home on corner lot. Frplc,hardwood and tile . Huge living room. Needs TLC.Large deck. 'As Is' Sale. Great family home. AGENTS MUST READ AGENT REMARKS!

13. 2005-03-01
    soldstatus $187,500

    Show marketing remark (156 chars)

    4+ BR home on corner lot. Frplc,hardwood and tile . Huge living room. Needs TLC.Large deck. 'As Is' Sale. Great family home. AGENTS MUST READ AGENT REMARKS!

14. 2004-12-17
    listed $189,900

    Show marketing remark (156 chars)

    4+ BR home on corner lot. Frplc,hardwood and tile . Huge living room. Needs TLC.Large deck. 'As Is' Sale. Great family home. AGENTS MUST READ AGENT REMARKS!

15. 2004-10-13
    historical
16. 2004-05-10
    listed $199,900
17. 1999-10-29
    soldstatus $133,000
18. 1999-08-30
    soldstatus $133,000
19. 1999-08-06
    historical
20. 1999-08-04
    listed $134,900

ⓘ 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: $4,346 · $362/mo
• Projected year-2 tax: $4,346 · $362/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,974
• − Mortgage interest: −$16,245
• − Property taxes: −$4,346
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$8,436
• Taxable loss: −$9,499
• Est. tax savings @ 24.0%: +$2,280
• After-tax cash flow: $-2,037/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,660
• Household income: $95,082
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 968.0

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 0.71)
• Race & ethnicity: White 40% Black 30% Asian 19% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 7% Swiss 4% Romanian 3%
• Foreign-born: 25% · Vietnam, Canada, South Korea
• Languages at home: 71% English-only · Other Asian/Pacific 10% Vietnamese 4% Spanish 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: ▼ -199.26%
• Current HPI: 206.3855
• Rent YoY: ▲ 6.26%
• 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

+115.0% since first listed

18 events — show timeline

• 2026-06-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-29 Sold (Public Records) $230,000 Public Records
• 2005-08-16 Sold (MLS) $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-08 Listed $247,500 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-01 Sold (MLS) $187,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-17 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-10 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-29 Sold (Public Records) $133,000 Public Records
• 1999-08-30 Sold (MLS) $133,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-08-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-08-04 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $4,346 · +2.7% YoY. Source: county tax records.