2630 Dupont Ave N · Minneapolis, MN 55411

$329,000

4 bd · 2.5 ba · 2,718 sqft · MultiFamily public records · 32 Days on market

Built 1928 5,227 sqft lot $121/sqft · 12% below area Est $344k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +9.4/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Outstanding triplex opportunity - perfect for investors or owner-occupants! Main floor features a spacious 3-bedroom unit; second floor includes a 1-bedroom unit and a studio. Third floor offers attic storage. Updates include newer roof, chimney, windows, high efficient boilers, fresh paint, refinished hardwood floors and numerous appliances. Coin-op laundry & plenty of storage in the basement. Close to Farview Park and easy access to 94. See supplements for full list of improvements

Key facts

• Newer roof
• Attic storage
• Triplex opportunity

Tags

• TRIPLEX OPPORTUNITY
• ATTIC STORAGE
• NEWER ROOF
• HIGH EFFICIENT BOILERS
• REFINISHED HARDWOOD FLOORS
• COIN-OP LAUNDRY

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $450/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $329k).
• Recommended offer: $319k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4,727/mo this rent would consume 94% 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 $2k of loan paydown is wiped out by about $10k 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 $92k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $82k; list at $329k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $319,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (median comp): $343,652
• List price: $329,000
• Delta: -4.26%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 1.59×
• Total profit: $54,443
• Equity at exit: $49,055

10-year hold

• IRR: 26.0%
• Equity multiple: 3.78×
• Total profit: $255,687
• Equity at exit: $28,446

Cash invested: $92,120 (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: 14.5×

Monthly cashflow live

• Estimated rent: $4,727 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$521 /mo · $6,256/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$993
• Net cashflow: $1,351

Break-even live

Break-even rent $3,017

Max offer price $329,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,537	-5% $1,444	+0% $1,351	+5% $1,257	+10% $1,164
Rent	-10% $977	-5% $1,164	+0% $1,351	+5% $1,537	+10% $1,724
Rate	-1.0pp $1,516	-0.5pp $1,434	base $1,351	+0.5pp $1,265	+1.0pp $1,179

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,890
▸ 2× units	1	1	$2,836
Total (3 units)			$4,727

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 N 25th Ave Minneapolis, MN	5.0	2.0	2295	$2,695	$1.17	19d	1	0.19mi
2643 Lyndale Ave N Minneapolis, MN	4.0	2.0	2198	$750	$0.34	18d	1	0.23mi
2923 Girard Ave N Minneapolis, MN	5.0	2.0	1760	$2,795	$1.59	23d	1	0.31mi
1414 Golden Valley Rd Unit 2 Minneapolis, MN	5.0	2.0	2000	$2,595	$1.30	45d	1	0.62mi
3342 Fremont Ave N Unit 2 Minneapolis, MN	4.0	2.0	2000	$2,200	$1.10	25d	1	0.66mi
1625 Marshall St NE Minneapolis, MN	5.0	3.0	1900	$3,495	$1.84	23d	1	1.08mi
1428 Marshall St NE Minneapolis, MN	3.0	2.5	1800	$3,300	$1.83	0d	1	1.11mi
1239 Knox Ave N Minneapolis, MN	4.0	1.0	1944	$2,400	$1.23	5d	1	1.20mi
3935 Fremont Ave N Minneapolis, MN	4.0	1.0	1900	$2,595	$1.37	45d	1	1.38mi

Listing history 10 events

1. 2026-04-17
   listed $329,000 Active 492-char remark

   Show marketing remark (492 chars)

   Outstanding triplex opportunity - perfect for investors or owner-occupants! Main floor features a spacious 3-bedroom unit; second floor includes a 1-bedroom unit and a studio. Third floor offers attic storage. Updates include newer roof, chimney, windows, high efficient boilers, fresh paint, refinished hardwood floors and numerous appliances. Coin-op laundry & plenty of storage in the basement. Close to Farview Park and easy access to 94. See supplements for full list of improvements

2. 2025-09-25
   listed $335,000 Active
3. 2024-05-22
   listed $335,000 Active
4. 2015-10-30
   soldstatus $81,500 Sold
5. 2015-10-09
   status Pending
6. 2015-10-07
   listed $90,000 Active
7. 2015-03-17
   soldstatus $112,500
8. 2002-06-05
   soldstatus $51,000
9. 2002-06-05
   soldstatus $150,000
10. 1986-04-01
    soldstatus $70,900

ⓘ 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: $6,256 · $521/mo
• Projected year-2 tax: $6,256 · $521/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: $56,724
• − Mortgage interest: −$18,429
• − Property taxes: −$6,256
• − Insurance: −$1,645
• − Repairs & maintenance: −$4,538
• − Management: −$4,538
• − Depreciation: −$9,571
• Taxable income: $11,747
• Est. tax owed @ 24.0%: −$2,819
• After-tax cash flow: $13,388/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

+364.0% since first listed

10 events — show timeline

• 2026-04-17 Listed $329,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-25 Listed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-22 Listed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-30 Sold (MLS) $81,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-07 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-17 Sold (Public Records) $112,500 Public Records
• 2002-06-05 Sold (Public Records) $150,000 Public Records
• 2002-06-05 Sold (Public Records) $51,000 Public Records
• 1986-04-01 Sold (Public Records) $70,900 Public Records

Property tax history

+23.7%/yr

Latest (2025): $6,256 · +31.2% YoY. Source: county tax records.