901 31st Ave N · Minneapolis, MN 55411

$214,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 13 Days on market

Built 1901 4,791 sqft lot Est $285k · 25% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.3/5.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New fresh remodeled from top to bottom. New kitchen & appliances, new bath. Great space. A great buy. Move right in.

Key facts

• New vanity
• New shower
• New bathtub

Tags

• NEW BATHTUB
• NEW TOILET
• NEW VANITY
• NEW SHOWER
• WATERPROOF LAMINATE FLOORING
• GRANITE COUNTERTOP

Property features AI

Finance

• Financial info: Mortgage type: Other

Exterior

• Parking: Off-site parking
• Utilities: City water connected; City sewer connected; 100 amp electric service; Natural gas
• Home design: Residential property; One and one-half story; Main floor entry
• Construction: Block construction; Foundation: Other (block basement); Full basement; Roof age eight years or less
• Exterior features: Front porch; Vinyl exterior; Storage shed; Irregular lot with medium tree coverage; City street frontage (lot approx. 40x120)

Interior

• Kitchen: Cooktop; Range; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms total; primary/main-floor bedroom included; Main level bedroom 16x12; Upper level bedroom 11x10; Upper level bedroom 11x7; Main level den 11x10 (can be used as living/office space)
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom on the main floor
• Heating & cooling: Forced air heating; No central air
• Interior features: Ceiling fan(s); Kitchen window; Natural woodwork; Porch
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer/Dryer hookup noted

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $192k (10.5% below list).
• Recommended offer: $192k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% 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 $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 33y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $215k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,420 (10.5% below list)

Questions for the listing agent

1. Built in 1901 — 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: 0.90% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $284,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3123 Dupont Ave N	0.14mi	2/1.0 (-1)	1,200 (-14%)	19mo	$245,000	$204	49

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-19,495
• Equity at exit: $32,042

10-year hold

• IRR: 5.8%
• Equity multiple: 1.51×
• Total profit: $30,871
• Equity at exit: $18,581

Cash invested: $60,172 (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: 133
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $103

Break-even live

Break-even rent $1,794

Max offer price $214,900

Occupancy floor 90%

Sensitivity live

Price	-10% $224	-5% $164	+0% $103	+5% $42	+10% $-19
Rent	-10% $-49	-5% $27	+0% $103	+5% $179	+10% $255
Rate	-1.0pp $211	-0.5pp $157	base $103	+0.5pp $47	+1.0pp $-9

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	25d	1	0.16mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	25d	1	0.23mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	25d	1	0.30mi
414 N 33rd Ave Unit 2 Minneapolis, MN	2.0	1.0	1246	$1,600	$1.28	45d	1	0.33mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	45d	1	0.33mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	21d	1	0.36mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	0d	1	0.40mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	23d	1	0.46mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	45d	1	0.46mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	5d	1	0.46mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	5d	1	0.54mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	19d	1	0.64mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	15d	1	0.65mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	15d	1	0.67mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	0d	1	0.67mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	9d	1	0.70mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	3d	1	0.78mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	23d	1	0.82mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	5d	1	0.82mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	16d	1	0.85mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	5d	1	0.86mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	45d	1	0.91mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	4d	7	0.92mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	9d	4	1.00mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	16d	3	1.04mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	9d	1	1.05mi
2035 W River Rd Minneapolis, MN	1.0–4.0	2.0	1034	$2,117	$2.05	0d	12	1.06mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	19d	1	1.16mi
1428 Marshall St NE Minneapolis, MN	3.0	2.5	1800	$3,300	$1.83	0d	1	1.18mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	45d	1	1.21mi
207 24th Ave NE Minneapolis, MN	3.0	3.0	1575	$2,995	$1.90	45d	1	1.24mi
233 26th Ave NE Minneapolis, MN	3.0	1.0	1153	$1,545	$1.34	45d	1	1.29mi
1705 2nd St NE Minneapolis, MN	4.0	3.0	1600	$2,795	$1.75	3d	1	1.31mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	19d	1	1.33mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	16d	1	1.36mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	45d	1	1.36mi
1215 Marshall St NE Minneapolis, MN	2.0	1.0–2.0	772	$2,531	$3.28	4d	7	1.37mi
301 17th Ave NE Minneapolis, MN	2.0	1.0	925	$1,295	$1.40	5d	1	1.39mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	45d	1	1.42mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,650	$1.63	0d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   pricedays on market $214,900 Active 13 DOM
2. 2026-06-18
   days on market $228,900 Active 10 DOM
3. 2026-06-17
   days on market $228,900 Active 9 DOM
4. 2026-06-16
   days on market $228,900 Active 8 DOM
5. 2026-06-15
   days on market $228,900 Active 7 DOM
6. 2026-06-13
   days on market $228,900 Active 5 DOM
7. 2026-06-09
   remarks 602-char remark
8. 2026-06-09
   listed $228,900 Active 1 DOM

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/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 · 13 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: $23,090
• − Mortgage interest: −$12,038
• − Property taxes: −$2,409
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$6,252
• Taxable loss: −$2,377
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,805/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

+281.5% since first listed

23 events — show timeline

• 2026-06-08 Listed $228,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-01 Sold (MLS) $75,000 RASM
• 2015-04-01 Sold (MLS) $75,000 LSAR
• 2015-04-01 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-26 Price Changed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-10 Price Changed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-23 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-22 Listed $79,900 RASM
• 2015-01-22 Listed $79,900 LSAR
• 2011-09-22 Sold (MLS) $15,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-24 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-20 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-02-21 Sold (Public Records) $51,000 Public Records
• 1995-02-10 Sold (Public Records) $51,000 Public Records
• 1995-01-30 Sold (MLS) $51,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-07 Listed $53,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-11-26 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $2,409 · +16.8% YoY. Source: county tax records.