4019 Bryant Ave N · Minneapolis, MN 55412

$139,900

2 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 13 Days on market

Built 1923 6,534 sqft lot $121/sqft · 35% below area Est $206k · 32% under ↓ 28% since listing

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Opportunity to purchase home located in a quiet neighborhood with quick access to downtown Minneapolis.  Main floor includes large kitchen with newer cabinets, living room, formal dining room and 3 season porch. The upper level has two spacious bedrooms with nice closets and a full bath. One of the bedrooms walks out to the front balcony.  The bathroom has a convenient layout with two sections, a toilet and sink with a pocket door to tub/shower, vanity & sink.  Both bathroom sections have skylights. Hardwood floors and original oak woodwork on both levels, built in buffet and book shelf. Fully fenced back yard. New cement steps and sidewalk in 2025, furnace in 2017. Estate sale being sold as is, “as is” addendum required with offer.  Buyer is responsible for removing any personal property and for completing all Minneapolis Truth in Housing required repairs. Only cash offers will be accepted.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1923

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half stories; Main living on one level with additional upper-level space
• Construction: Foundation described as Other; Foundation area about 612
• Exterior features: Rear porch; Stucco exterior; Lot dimensions approximately 50' x 132'

Interior

• Kitchen: Kitchen on main level with range, microwave, refrigerator, and dishwasher
• Bedrooms: 2 bedrooms (both on the upper level)
• Bathrooms: 1 full bathroom (upper level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Dishwasher, Dryer, Exhaust Fan, Freezer, Microwave, Range, Refrigerator, Washer; Full basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.2% 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 (+6.3%/yr); 169 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 + 6.3% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1923 — 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $206,387
• List price: $139,900
• Delta: -32.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,415
• Equity at exit: $20,860

10-year hold

• IRR: 10.8%
• Equity multiple: 1.97×
• Total profit: $38,066
• Equity at exit: $12,096

Cash invested: $39,172 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$734
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $220

Break-even live

Break-even rent $1,216

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	43d	1	0.02mi
4253 Webber Pkwy Minneapolis, MN	1.0	1.0	700	$1,295	$1.85	24d	1	0.32mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	4d	1	0.40mi
1315 N Dowling Ave Unit 306 Minneapolis, MN	1.0	1.0	750	$1,250	$1.67	4d	1	0.40mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	22d	1	0.40mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	17d	8	0.43mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	43d	1	0.55mi
4638 Camden Ave N Unit 1 Minneapolis, MN	2.0	1.0	815	$1,495	$1.83	4d	1	0.81mi
3347 Emerson Ave N #2 Minneapolis, MN	1.0	1.0	746	$1,300	$1.74	2d	1	0.82mi
3342 N Humboldt Ave Unit 2 Minneapolis, MN	1.0	1.0	900	$1,395	$1.55	17d	1	0.87mi
414 N 33rd Ave Unit 2 Minneapolis, MN	2.0	1.0	1246	$1,600	$1.28	43d	1	0.93mi
3643 Penn Ave N Minneapolis, MN	1.0	1.0	900	$988	$1.10	43d	2	0.97mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	17d	1	1.10mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	43d	1	1.18mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	20d	1	1.23mi
3230 N Penn Ave Unit 1 Minneapolis, MN	1.0	1.0	765	$895	$1.17	4d	1	1.26mi
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	24d	1	1.27mi
5021 Fremont Ave N Minneapolis, MN	2.0	1.0	800	$1,795	$2.24	7d	1	1.31mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	14d	1	1.35mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	22d	1	1.43mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	43d	1	1.46mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	4d	1	1.46mi

Listing history 11 events

1. 2026-06-04
   status $139,900 Pending 13 DOM
2. 2026-06-03
   days on market $139,900 Contingent - Inspection 13 DOM
3. 2026-06-02
   days on market $139,900 Contingent - Inspection 12 DOM
4. 2026-06-01
   days on market $139,900 Contingent - Inspection 11 DOM
5. 2026-05-31
   days on market $139,900 Contingent - Inspection 10 DOM
6. 2026-05-15
   historical $169,900
7. 2026-05-08
   soldstatus $102,000 Sold 961-char remark

   Show marketing remark (961 chars)

   Attention Investors! Opportunity to purchase home located in a quiet neighborhood with quick access to downtown Minneapolis.  Main floor includes large kitchen with newer cabinets, living room, formal dining room and 3 season porch. The upper level has two spacious bedrooms with nice closets and a full bath. One of the bedrooms walks out to the front balcony.  The bathroom has a convenient layout with two sections, a toilet and sink with a pocket door to tub/shower, vanity & sink.  Both bathroom sections have skylights. Hardwood floors and original oak woodwork on both levels, built in buffet and book shelf. Fully fenced back yard. New cement steps and sidewalk in 2025, furnace in 2017. Estate sale being sold as is, “as is” addendum required with offer.  Buyer is responsible for removing any personal property and for completing all Minneapolis Truth in Housing required repairs. Only cash offers will be accepted.

8. 2026-05-02
   status Pending 961-char remark

   Show marketing remark (961 chars)

   Attention Investors! Opportunity to purchase home located in a quiet neighborhood with quick access to downtown Minneapolis.  Main floor includes large kitchen with newer cabinets, living room, formal dining room and 3 season porch. The upper level has two spacious bedrooms with nice closets and a full bath. One of the bedrooms walks out to the front balcony.  The bathroom has a convenient layout with two sections, a toilet and sink with a pocket door to tub/shower, vanity & sink.  Both bathroom sections have skylights. Hardwood floors and original oak woodwork on both levels, built in buffet and book shelf. Fully fenced back yard. New cement steps and sidewalk in 2025, furnace in 2017. Estate sale being sold as is, “as is” addendum required with offer.  Buyer is responsible for removing any personal property and for completing all Minneapolis Truth in Housing required repairs. Only cash offers will be accepted.

9. 2026-04-02
   price $130,000 961-char remark

   Show marketing remark (961 chars)

   Attention Investors! Opportunity to purchase home located in a quiet neighborhood with quick access to downtown Minneapolis.  Main floor includes large kitchen with newer cabinets, living room, formal dining room and 3 season porch. The upper level has two spacious bedrooms with nice closets and a full bath. One of the bedrooms walks out to the front balcony.  The bathroom has a convenient layout with two sections, a toilet and sink with a pocket door to tub/shower, vanity & sink.  Both bathroom sections have skylights. Hardwood floors and original oak woodwork on both levels, built in buffet and book shelf. Fully fenced back yard. New cement steps and sidewalk in 2025, furnace in 2017. Estate sale being sold as is, “as is” addendum required with offer.  Buyer is responsible for removing any personal property and for completing all Minneapolis Truth in Housing required repairs. Only cash offers will be accepted.

10. 2026-02-23
    price $174,000 961-char remark

    Show marketing remark (961 chars)

    Attention Investors! Opportunity to purchase home located in a quiet neighborhood with quick access to downtown Minneapolis.  Main floor includes large kitchen with newer cabinets, living room, formal dining room and 3 season porch. The upper level has two spacious bedrooms with nice closets and a full bath. One of the bedrooms walks out to the front balcony.  The bathroom has a convenient layout with two sections, a toilet and sink with a pocket door to tub/shower, vanity & sink.  Both bathroom sections have skylights. Hardwood floors and original oak woodwork on both levels, built in buffet and book shelf. Fully fenced back yard. New cement steps and sidewalk in 2025, furnace in 2017. Estate sale being sold as is, “as is” addendum required with offer.  Buyer is responsible for removing any personal property and for completing all Minneapolis Truth in Housing required repairs. Only cash offers will be accepted.

11. 2026-02-23
    listed $200,000 Active 961-char remark

    Show marketing remark (961 chars)

    Attention Investors! Opportunity to purchase home located in a quiet neighborhood with quick access to downtown Minneapolis.  Main floor includes large kitchen with newer cabinets, living room, formal dining room and 3 season porch. The upper level has two spacious bedrooms with nice closets and a full bath. One of the bedrooms walks out to the front balcony.  The bathroom has a convenient layout with two sections, a toilet and sink with a pocket door to tub/shower, vanity & sink.  Both bathroom sections have skylights. Hardwood floors and original oak woodwork on both levels, built in buffet and book shelf. Fully fenced back yard. New cement steps and sidewalk in 2025, furnace in 2017. Estate sale being sold as is, “as is” addendum required with offer.  Buyer is responsible for removing any personal property and for completing all Minneapolis Truth in Housing required repairs. Only cash offers will be accepted.

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/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: $17,943
• − Mortgage interest: −$7,837
• − Property taxes: −$2,029
• − Insurance: −$700
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,070
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,538/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): 24,460
• Household income: $68,682
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 913.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Black 33% Hispanic / Latino 14% Two or more races 12% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 9% Other Asian/Pacific 7% Tagalog/Filipino 1%

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: ▼ -109.98%
• Current HPI: 298.1414
• Rent YoY: ▲ 6.35%
• 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

-27.5% since first listed

11 events — show timeline

• 2026-06-10 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Sold (MLS) $102,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $174,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-23 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $2,029 · +15.0% YoY. Source: county tax records.