737 31st Ave N · Minneapolis, MN 55411

$210,000

3 bd · 1.5 ba · 2,160 sqft · SingleFamily public records · 13 Days on market

Built 1918 4,791 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• 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

Come see this investment opportunity or fix it up to your desired standards for a close to everything property for yourself! This three bedroom, Two bathroom house comes with an oversized two stall garage on a large corner lot. The original woodwork throughout the home boast tons of character. Large open living/dining space make this property a rare opportunity. Schedule your showing today!

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Exterior

• Parking: Concrete driveway; 2-car garage (approximately 22x30)
• Utilities: City water connected; City sewer (in street); Natural gas; Electric service with circuit breakers, 100 amp; Power provided by Xcel Energy
• Home design: Residential property; Two levels; Block foundation
• Construction: Asphalt roof (age over 8 years); Built with stucco siding; Block foundation
• Exterior features: Stucco exterior; City street frontage; Publicly maintained road; Medium tree coverage; Public transit within six blocks

Interior

• Kitchen: Microwave; Range; Refrigerator; Kitchen window
• Bedrooms: 3 bedrooms (all on one level); Upper-level bedrooms include two at about 11x12 and one at about 11x10
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (upper level); One half bathroom (in basement)
• Heating & cooling: Hot water heating; No central air
• Interior features: Ceiling fan(s); Hardwood floors; Kitchen window; Paneled doors; Daylight/lookout basement windows; Finished full basement with sump pump; Informal dining area; Amusement/recreation room (lower level); Office (upper level)
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry sink (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.4% 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; 14 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).
• At $2,265/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 $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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $178k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1918 — 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: 1.08% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-667
• Equity at exit: $31,312

10-year hold

• IRR: 13.4%
• Equity multiple: 2.28×
• Total profit: $75,557
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $361

Break-even live

Break-even rent $1,808

Max offer price $210,000

Occupancy floor 79%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2643 Lyndale Ave N Minneapolis, MN	4.0	2.0	2198	$750	$0.34	16d	1	0.33mi
2646 Dupont Ave N Unit 2 Minneapolis, MN	4.0	1.0	1514	$2,245	$1.48	43d	1	0.35mi
3342 Fremont Ave N Unit 2 Minneapolis, MN	4.0	2.0	2000	$2,200	$1.10	24d	1	0.40mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	3d	1	0.59mi
2330 N Irving Ave Minneapolis, MN	2.0	1.0	1600	$1,375	$0.86	7d	1	0.73mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	3d	1	0.85mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	21d	1	0.85mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	44d	1	0.94mi
3935 Fremont Ave N Minneapolis, MN	4.0	1.0	1900	$2,595	$1.37	43d	1	1.06mi
1312 18th Ave N Minneapolis, MN	3.0	1.0	1520	$1,899	$1.25	7d	1	1.07mi
1428 Marshall St NE Minneapolis, MN	3.0	2.5	1800	$3,300	$1.83	1d	1	1.14mi
207 24th Ave NE Minneapolis, MN	3.0	3.0	1575	$2,995	$1.90	43d	1	1.19mi
1705 2nd St NE Minneapolis, MN	4.0	3.0	1600	$2,795	$1.75	1d	1	1.26mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	17d	1	1.34mi

Listing history 10 events

1. 2026-06-18
   days on market $210,000 Active 13 DOM
2. 2026-06-17
   days on market $210,000 Active 12 DOM
3. 2026-06-16
   days on market $210,000 Active 11 DOM
4. 2026-06-15
   price $210,000 Active 10 DOM
5. 2026-06-15
   days on market $220,000 Active 10 DOM
6. 2026-06-13
   days on market $220,000 Active 8 DOM
7. 2026-06-09
   days on market $220,000 Active 4 DOM
8. 2026-06-08
   days on market $220,000 Active 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $220,000 Active 2 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: $2,870 · $239/mo
• Projected year-2 tax: $2,870 · $239/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: $27,175
• − Mortgage interest: −$11,763
• − Property taxes: −$2,870
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$6,109
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $4,085/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

+22.3% since first listed

19 events — show timeline

• 2026-06-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-08 Listed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-08 Sold (Public Records) $178,000 Public Records
• 2023-06-01 Sold (MLS) $178,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-07 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-05 Coming Soon $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-07 Listed $141,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-03 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-25 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-29 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-14 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $2,870 · +29.6% YoY. Source: county tax records.