831 19th Ave SE · Minneapolis, MN 55414

$255,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 24 Days on market

Built 1910 5,227 sqft lot $189/sqft · 11% below area Est $287k · 11% 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 +12.5/15.0
• Cash flow +10.7/30.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Walk to campus. U of M gem. New High Efficiency Furnace, A/C & Hot Water Heater. Well maintained, with hardwoods, Large, spacious rooms w/ potential for 3rd BR. in BSMT, privacy fence, Front porch, Almost 100% of time was owner occupied. Love it!

Key facts

• 5,227 sq ft lot
• Built 1910
• Listed 24 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers and 100 amp service
• Home design: Residential property; One and one-half stories; Foundation listed as other
• Construction: Asphalt roof (over 8 years old); Block basement foundation
• Exterior features: Enclosed rear porch and additional porch; Chain link and wood full fencing; Public transit within 6 blocks; Heavy tree coverage; City street frontage with paved streets, sidewalks and street lights; Publicly maintained road

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (two upper-level bedrooms, one bedroom listed without level specified)
• Bathrooms: Main floor full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining room; Partially finished basement with egress window(s); Storage shed
• Laundry & utility: Washer; Dryer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (18.1% below list).
• Recommended offer: $209k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 (+5.0%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,087/mo this rent would consume 48% of the median local household income ($52k/yr) (locally 3687% 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 $8k 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 24 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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 $190k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,721 (18.1% 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 1910 — 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. 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?
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: 0.82% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $286,784
• List price: $255,000
• Delta: -11.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.98% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.37×
• Total profit: $-44,879
• Equity at exit: $38,021

10-year hold

• IRR: -6.2%
• Equity multiple: 0.57×
• Total profit: $-30,899
• Equity at exit: $22,048

Cash invested: $71,400 (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 55414

• Rents YoY: 5.0%
• Active inventory: 87
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$328 /mo · $3,941/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-123

Break-even live

Break-even rent $2,243

Max offer price $233,266

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 17th Ave SE Minneapolis, MN	2.0–4.0	1.0–2.0	1100	$2,000	$1.82	43d	1	0.11mi
1410 Rollins Ave SE Minneapolis, MN	2.0–3.0	1.0	1200	$2,400	$2.00	43d	1	0.26mi
1801 Talmage Ave SE Minneapolis, MN	4.0–5.0	2.0	1800	$2,695	$1.50	1d	2	0.33mi
808 13th Ave SE Apt 3 Minneapolis, MN	2.0	1.0	950	$1,450	$1.53	24d	1	0.37mi
1034 14th Ave SE Minneapolis, MN	2.0	1.0	945	$1,750	$1.85	24d	1	0.39mi
1220 Brook Ave SE Minneapolis, MN	3.0	1.0–3.0	807	$2,362	$2.93	3d	32	0.40mi
815 13th Ave SE Minneapolis, MN	1.0–4.0	1.0–2.0	1171	$2,017	$1.72	43d	46	0.40mi
1014 24th Ave SE Unit 2 Minneapolis, MN	2.0	1.0	1000	$1,525	$1.52	3d	1	0.43mi
919 26th Ave SE Minneapolis, MN	4.0	2.0	1534	$2,750	$1.79	10d	1	0.48mi
1117 SE 8th St Unit 001 Minneapolis, MN	4.0	2.0	1800	$2,200	$1.22	3d	1	0.49mi
425 13th Ave SE Minneapolis, MN	1.0–4.0	1.0–2.0	827	$1,900	$2.30	2d	36	0.57mi
612 11th Ave SE Minneapolis, MN	4.0	2.0	1577	$2,800	$1.78	20d	1	0.58mi
1215 4th St SE Unit 1 Minneapolis, MN	3.0	1.0	1050	$1,600	$1.52	43d	1	0.62mi
721 10th Ave SE Unit B Minneapolis, MN	3.0	1.0	1100	$1,850	$1.68	24d	1	0.63mi
902 SE 9th Ave Unit 902 Minneapolis, MN	3.0	1.0	1100	$1,800	$1.64	43d	1	0.66mi
815 SE 9th St Minneapolis, MN	1.0–4.0	1.0–4.0	1149	$2,532	$2.20	2d	13	0.75mi
1000 University Ave SE Minneapolis, MN	2.0–4.0	1.0–2.0	1136	$2,465	$2.17	24d	9	0.82mi
619 SE 8th St Minneapolis, MN	2.0	2.0	1043	$1,800	$1.73	14d	1	0.87mi
711 4th St SE Minneapolis, MN	4.0	1.0–2.0	1667	$2,625	$1.57	43d	51	0.89mi
621 6th St SE Unit 2 Minneapolis, MN	2.0	1.0	1100	$2,000	$1.82	43d	1	0.90mi
621 6th St SE Unit 1 Minneapolis, MN	2.0	1.0	1100	$2,000	$1.82	43d	1	0.90mi
414 7th Ave SE Minneapolis, MN	2.0	1.0	1056	$1,400	$1.33	14d	24	0.93mi
627 Pierce St NE Unit 2 Minneapolis, MN	3.0	1.0	900	$1,795	$1.99	43d	1	1.04mi
515 5th Ave SE Minneapolis, MN	3.0	1.0	1200	$1,995	$1.66	43d	1	1.06mi
410 6th St SE Minneapolis, MN	1.0–2.0	1.0	850	$1,600	$1.88	14d	1	1.09mi
485 Malcolm Ave SE Minneapolis, MN	2.0	1.0–2.0	637	$2,455	$3.85	2d	22	1.10mi
626 NE Taylor St Unit 1 Minneapolis, MN	3.0	1.0	1250	$1,875	$1.50	43d	1	1.15mi
1423 12th Ave NE Unit 2 Minneapolis, MN	2.0	1.0	1000	$1,950	$1.95	43d	1	1.22mi
1800 Washington Ave S Minneapolis, MN	2.0	1.0–2.0	674	$2,310	$3.43	2d	23	1.29mi
732 Polk St NE Minneapolis, MN	2.0	1.0	900	$1,599	$1.78	43d	1	1.30mi
1622 Carl St Saint Paul, MN	1.0–2.0	1.0	828	$1,270	$1.53	43d	4	1.30mi
744 Polk St NE Minneapolis, MN	1.0–2.0	1.0	800	$1,599	$2.00	4d	2	1.31mi
200 University Ave SE Minneapolis, MN	3.0	1.0–3.0	1554	$8,035	$5.17	1d	25	1.34mi
20 6th St NE Minneapolis, MN	2.0	1.0–2.0	858	$2,936	$3.42	1d	9	1.36mi
644 Van Buren St NE Unit 3 Minneapolis, MN	2.0	1.0	1000	$1,450	$1.45	43d	1	1.37mi
1120 S 2nd St #213 Minneapolis, MN	2.0	2.0	1532	$3,895	$2.54	14d	1	1.38mi
1811 Carl St Saint Paul, MN	2.0	1.0	1450	$2,150	$1.48	17d	1	1.41mi
2520 S 8th St Minneapolis, MN	2.0	1.0–2.0	721	$2,457	$3.41	1d	9	1.42mi
2520 S 8th St Minneapolis, MN	2.0	1.0–2.0	721	$2,445	$3.39	17d	11	1.42mi
2015 Riverside Ave Minneapolis, MN	1.0–2.0	1.0	886	$1,720	$1.94	1d	9	1.44mi

Listing history 12 events

1. 2026-05-06
   listed $255,000 Active 948-char remark
2. 2026-05-04
   historical $255,000 948-char remark
3. 2007-09-20
   soldstatus $190,000
4. 2007-08-24
   soldstatus $190,000 253-char remark

   Show marketing remark (253 chars)

   Walk to campus. U of M gem. New High Efficiency Furnace, A/C & Hot Water Heater. Well maintained, with hardwoods, Large, spacious rooms w/ potential for 3rd BR. in BSMT, privacy fence, Front porch, Almost 100% of time was owner occupied. Love it!

5. 2007-07-29
   historical 253-char remark

   Show marketing remark (253 chars)

   Walk to campus. U of M gem. New High Efficiency Furnace, A/C & Hot Water Heater. Well maintained, with hardwoods, Large, spacious rooms w/ potential for 3rd BR. in BSMT, privacy fence, Front porch, Almost 100% of time was owner occupied. Love it!

6. 2007-03-05
   listed $199,900 253-char remark

   Show marketing remark (253 chars)

   Walk to campus. U of M gem. New High Efficiency Furnace, A/C & Hot Water Heater. Well maintained, with hardwoods, Large, spacious rooms w/ potential for 3rd BR. in BSMT, privacy fence, Front porch, Almost 100% of time was owner occupied. Love it!

7. 1999-06-15
   soldstatus $89,900
8. 1996-08-16
   soldstatus $72,000
9. 1996-01-19
   soldstatus $31,500
10. 1996-01-19
    soldstatus $31,500
11. 1995-12-17
    historical
12. 1995-12-12
    listed $29,900

ⓘ 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: $3,941 · $328/mo
• Projected year-2 tax: $3,941 · $328/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $25,047
• − Mortgage interest: −$14,284
• − Property taxes: −$3,941
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$7,418
• Taxable loss: −$5,879
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $-65/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): 35,007
• Household income: $51,966
• Rent vs Own: 84.9% rent · 15.1% own
• Severe rent burden: 3687.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 12% Two or more races 9% Black 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 4% Lithuanian 2%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 3% Other Asian/Pacific 3%

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: ▼ -130.69%
• Current HPI: 202.7105
• Rent YoY: ▲ 4.98%
• 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

+752.8% since first listed

14 events — show timeline

• 2026-05-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Coming Soon $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-20 Sold (Public Records) $190,000 Public Records
• 2007-08-24 Sold (MLS) $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-05 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-15 Sold (Public Records) $89,900 Public Records
• 1996-08-16 Sold (Public Records) $72,000 Public Records
• 1996-01-19 Sold (Public Records) $31,500 Public Records
• 1996-01-19 Sold (MLS) $31,500 NORTHSTARMLS as Distributed by MLS Grid
• 1995-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-12-12 Listed $29,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $3,941 · +5.9% YoY. Source: county tax records.