1322 Fremont Ave N · Minneapolis, MN 55411

$160,000

4 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 76 Days on market

Built 1904 6,534 sqft lot $113/sqft · 39% below area Est $260k · 39% under

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Welcome to this spacious and character-filled home offering room to grow and endless potential. The upper level features four generously sized bedrooms and a full bathroom, all complemented by durable and stylish luxury vinyl plank flooring. The main level showcases beautiful hardwood floors throughout and includes a welcoming grand entry, a bright living room, and a formal dining room perfect for gatherings. You’ll also find charming details such as stained glass accents that add timeless appeal. The large kitchen provides ample space for cooking and entertaining, with convenient access to both a cozy front porch and a functional back porch. The third level is currently unfinished, offering a fantastic opportunity to create additional living space, a home office, or a private retreat. The basement is also unfinished, providing even more potential for storage or future expansion. This home blends classic charm with flexible space, making it a great opportunity to customize and build equity.

Key facts

• Grand entry
• Large kitchen
• Hardwood floors

Tags

• LUXURY VINYL PLANK FLOORING
• HARDWOOD FLOORS
• GRAND ENTRY
• STAINED GLASS ACCENTS
• LARGE KITCHEN
• COZY FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 44% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $160k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1904 — 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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $260,168
• List price: $160,000
• Delta: -38.50%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.54×
• Total profit: $24,248
• Equity at exit: $23,857

10-year hold

• IRR: 25.0%
• Equity multiple: 3.63×
• Total profit: $117,948
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $630

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 66%

Sensitivity live

Price	-10% $740	-5% $685	+0% $630	+5% $574	+10% $519
Rent	-10% $456	-5% $543	+0% $630	+5% $716	+10% $803
Rate	-1.0pp $710	-0.5pp $670	base $630	+0.5pp $588	+1.0pp $546

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	8d	1	0.35mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	44d	1	0.36mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	4d	1	0.39mi
1030 Knox Ave N Apt 2 Minneapolis, MN	4.0	1.0	900	$2,099	$2.33	44d	1	0.45mi
1030 Knox Ave N Apt 3 Minneapolis, MN	5.0	1.5	1500	$2,450	$1.63	44d	1	0.45mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	44d	1	0.55mi
1016 N Newton Ave Unit 4 Minneapolis, MN	3.0	1.0	1009	$1,895	$1.88	44d	1	0.60mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	15d	1	0.64mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	4d	1	0.66mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	22d	1	0.66mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	2d	1	0.70mi
1504 Queen Ave N Minneapolis, MN	3.0	1.5	1746	$2,800	$1.60	0d	1	0.70mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	20d	1	0.83mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	0d	1	0.83mi
816 Queen Ave N Minneapolis, MN	3.0	1.0	1200	$1,895	$1.58	44d	1	0.83mi
2419 Plymouth Ave N Minneapolis, MN	2.0–3.0	1.0	836	$1,795	$2.15	4d	2	0.83mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	45d	1	0.84mi
721 N 3rd St Minneapolis, MN	3.0	1.0–2.0	972	$4,630	$4.76	0d	12	0.87mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	15d	1	0.88mi
1611 Glenwood Ave #1 Minneapolis, MN	3.0	2.0	918	$1,945	$2.12	0d	1	0.91mi
1611 Glenwood Ave #2 Minneapolis, MN	3.0	2.0	1800	$2,100	$1.17	15d	1	0.91mi
1901 4th Ave N Minneapolis, MN	3.0	2.0	1300	$1,300	$1.00	25d	1	0.93mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	0d	1	0.95mi
519 Penn Ave N Minneapolis, MN	4.0	2.0	1500	$2,195	$1.46	8d	1	0.95mi
519 Penn Ave N Minneapolis, MN	4.0	2.0	1500	$2,195	$1.46	15d	1	0.95mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	18d	1	0.95mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$2,503	$2.42	0d	12	0.96mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	44d	1	1.00mi
229 Irving Ave N Minneapolis, MN	3.0	1.0–2.0	767	$1,565	$2.04	18d	7	1.02mi
188 Glenwood Ave Minneapolis, MN	1.0–3.0	1.0–2.0	924	$1,751	$1.90	0d	5	1.02mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	22d	1	1.05mi
2226 Glenwood Ave Unit 1 Minneapolis, MN	3.0	1.0	1100	$1,399	$1.27	0d	1	1.10mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	44d	1	1.12mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	4d	1	1.12mi
2819 Girard Ave N Minneapolis, MN	5.0	2.0	1718	$2,300	$1.34	44d	1	1.12mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	44d	1	1.17mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	22d	1	1.20mi
1428 Marshall St NE Minneapolis, MN	3.0	2.5	1800	$3,300	$1.83	0d	1	1.31mi
1816 Zephyr Pl Minneapolis, MN	3.0	1.0	1120	$2,050	$1.83	44d	1	1.33mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	25d	1	1.34mi

Listing history 25 events

1. 2026-06-18
   days on market $160,000 Active 76 DOM
2. 2026-06-17
   days on market $160,000 Active 75 DOM
3. 2026-06-16
   days on market $160,000 Active 74 DOM
4. 2026-06-15
   days on market $160,000 Active 73 DOM
5. 2026-06-13
   days on market $160,000 Active 71 DOM
6. 2026-06-10
   price $160,000 Active 67 DOM
7. 2026-06-09
   days on market $170,000 Active 67 DOM
8. 2026-06-08
   days on market $170,000 Active 66 DOM
9. 2026-06-07
   days on market $170,000 Active 65 DOM
10. 2026-06-04
    days on market $170,000 Active 62 DOM
11. 2026-06-03
    days on market $170,000 Active 61 DOM
12. 2026-06-02
    days on market $170,000 Active 60 DOM
13. 2026-06-01
    days on market $170,000 Active 59 DOM
14. 2026-05-31
    days on market $170,000 Active 58 DOM
15. 2026-05-04
    price $170,000 1011-char remark

    Show marketing remark (1011 chars)

    Welcome to this spacious and character-filled home offering room to grow and endless potential. The upper level features four generously sized bedrooms and a full bathroom, all complemented by durable and stylish luxury vinyl plank flooring. The main level showcases beautiful hardwood floors throughout and includes a welcoming grand entry, a bright living room, and a formal dining room perfect for gatherings. You’ll also find charming details such as stained glass accents that add timeless appeal. The large kitchen provides ample space for cooking and entertaining, with convenient access to both a cozy front porch and a functional back porch. The third level is currently unfinished, offering a fantastic opportunity to create additional living space, a home office, or a private retreat. The basement is also unfinished, providing even more potential for storage or future expansion. This home blends classic charm with flexible space, making it a great opportunity to customize and build equity.

16. 2026-04-03
    listed $175,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Welcome to this spacious and character-filled home offering room to grow and endless potential. The upper level features four generously sized bedrooms and a full bathroom, all complemented by durable and stylish luxury vinyl plank flooring. The main level showcases beautiful hardwood floors throughout and includes a welcoming grand entry, a bright living room, and a formal dining room perfect for gatherings. You’ll also find charming details such as stained glass accents that add timeless appeal. The large kitchen provides ample space for cooking and entertaining, with convenient access to both a cozy front porch and a functional back porch. The third level is currently unfinished, offering a fantastic opportunity to create additional living space, a home office, or a private retreat. The basement is also unfinished, providing even more potential for storage or future expansion. This home blends classic charm with flexible space, making it a great opportunity to customize and build equity.

17. 2026-02-20
    historical
18. 2026-01-13
    listed $200,000 Active
19. 2017-10-09
    soldstatus $92,000
20. 2017-02-28
    soldstatus $92,000 Sold
21. 2017-01-31
    status Pending
22. 2017-01-12
    historical Contingent - Inspection
23. 2016-12-01
    status Active
24. 2016-11-30
    historical
25. 2016-08-29
    listed $99,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,361
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$4,655
• Taxable income: $5,326
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $6,278/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

+70.2% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-13 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-09 Sold (Public Records) $92,000 Public Records
• 2017-02-28 Sold (MLS) $92,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-29 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.1%/yr

Latest (2025): $8,318 · +13.7% YoY. Source: county tax records.