2919 Oliver Ave N · Minneapolis, MN 55411

$140,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 29 Days on market

Built 1910 5,227 sqft lot $115/sqft · 34% below area Est $251k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Perfect starter home for your family! This cute home has a freshly painted exterior with a beautiful sunshine color. You will also find updated flooring throughout the home paired with an updated kitchen, an updated bathroom and the woodwork is original to the home. Don’t forget to take a look at the two-car garage with a loft above it which would be great for storage, a hobby you may have or are going to start. Both the house and the garage have a newer roof as well. Located close to downtown and close to major roadways. Don’t let this one slip past without you taking a look at it!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Finance

• Financial info: Rental license: Standard (licensed); Financing type: Conventional

Exterior

• Parking: Attached or detached 2-car garage (20x25, approximately 440 sq ft)
• Utilities: City water connected; City sewer connected; 200+ amp electrical service with circuit breakers; Natural gas
• Home design: Residential property with two levels; Main level entry
• Construction: Stone construction materials; Stone foundation; Foundation area approximately 720; Built with stucco exterior
• Exterior features: Rear porch; Stucco exterior; City street frontage; Publicly maintained road; Public transit within 6 blocks

Interior

• Kitchen: Kitchen with window; Dishwasher, Range, Refrigerator
• Bedrooms: Three bedrooms (two on the upper level, one on the main level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining area; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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); 132 active listings in the ZIP; 40 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).
• 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 $968 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 + 7.3% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $250,869
• List price: $140,000
• Delta: -44.19%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 Penn Ave N	0.10mi	3/2.0	1,080 (-12%)	13mo	$214,500	$199	61
3123 Dupont Ave N	0.70mi	2/1.0 (-1)	1,200 (-2%)	19mo	$245,000	$204	44

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: 12.2%
• Equity multiple: 1.51×
• Total profit: $20,069
• Equity at exit: $20,874

10-year hold

• IRR: 24.4%
• Equity multiple: 3.57×
• Total profit: $100,559
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$734
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $534

Break-even live

Break-even rent $1,234

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	14d	1	0.13mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	14d	1	0.23mi
2323 26th Ave N Minneapolis, MN	2.0	1.0	807	$1,717	$2.13	15d	3	0.35mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	18d	1	0.38mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	22d	1	0.44mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	4d	1	0.48mi
2324 Logan Ave N Minneapolis, MN	4.0	1.5	1400	$2,300	$1.64	44d	1	0.49mi
2356 N Thomas Ave Unit 2 Minneapolis, MN	3.0	1.0	1000	$1,800	$1.80	44d	1	0.50mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	24d	1	0.51mi
2211 Queen Ave N Unit 1 Minneapolis, MN	3.0	1.0	983	$1,695	$1.72	18d	1	0.57mi
2000 W Broadway Ave Minneapolis, MN	2.0	1.0	952	$1,350	$1.42	8d	4	0.58mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	22d	1	0.66mi
1510 N 22nd Ave #1 Minneapolis, MN	3.0	1.0	1500	$1,875	$1.25	4d	1	0.66mi
1523 22nd Ave N Minneapolis, MN	3.0	1.0	943	$1,695	$1.80	15d	1	0.68mi
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	24d	1	0.76mi
2411 Golden Valley Rd Unit 2 Minneapolis, MN	4.0	2.0	1200	$2,395	$2.00	15d	1	0.82mi
2124 Fremont Ave N Minneapolis, MN	2.0	1.0	1050	$1,580	$1.50	2d	1	0.84mi
1649 Russell Ave N Unit 2 Minneapolis, MN	3.0	1.0	1011	$1,700	$1.68	20d	1	0.95mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	24d	1	1.01mi
1816 Zephyr Pl Minneapolis, MN	3.0	1.0	1120	$2,050	$1.83	44d	1	1.02mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	18d	8	1.06mi
1507 N Newton Ave Unit 2 Minneapolis, MN	4.0	1.0	1068	$1,499	$1.40	44d	1	1.08mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	22d	1	1.08mi
2600 France Ave N Unit 2600 Minneapolis, MN	2.0	1.5	1100	$1,599	$1.45	4d	1	1.08mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	4d	1	1.08mi
414 N 33rd Ave Unit 2 Minneapolis, MN	2.0	1.0	1246	$1,600	$1.28	44d	1	1.09mi
835 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0–2.0	849	$2,150	$2.53	3d	7	1.12mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	4d	1	1.13mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	44d	1	1.13mi
1429 Knox Ave N Unit 1429 Minneapolis, MN	4.0	1.0	1260	$1,995	$1.58	44d	1	1.13mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	20d	1	1.14mi
1407 N Girard Ave Unit 2 Minneapolis, MN	2.0	1.0	1472	$1,900	$1.29	18d	1	1.24mi
3419 Grimes Ave N Minneapolis, MN	3.0	1.5	1300	$2,050	$1.58	44d	1	1.25mi
1255 Queen Ave N Minneapolis, MN	1.0–2.0	1.0	633	$1,419	$2.24	3d	4	1.31mi
2419 Plymouth Ave N Minneapolis, MN	2.0–3.0	1.0	836	$1,795	$2.15	4d	2	1.31mi
1239 Sheridan Ave N Minneapolis, MN	1.0–2.0	1.0	795	$1,250	$1.57	4d	4	1.32mi
1237 Knox Ave N Unit 1237 Minneapolis, MN	3.0	1.0	1196	$1,900	$1.59	4d	1	1.34mi
3711 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0	675	$1,149	$1.70	24d	1	1.41mi
4001 N Bryant Ave Unit 1 Minneapolis, MN	2.0	1.0	850	$1,295	$1.52	44d	1	1.45mi
1016 N Newton Ave Unit 4 Minneapolis, MN	3.0	1.0	1009	$1,895	$1.88	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $140,000 Active 29 DOM
2. 2026-06-17
   days on market $140,000 Active 28 DOM
3. 2026-06-16
   days on market $140,000 Active 27 DOM
4. 2026-06-15
   days on market $140,000 Active 26 DOM
5. 2026-06-13
   pricedays on market $140,000 Active 24 DOM
6. 2026-05-07
   listed $150,000 Active 438-char remark
7. 2023-04-26
   soldstatus $172,000
8. 2023-04-21
   soldstatus $172,000 Sold 601-char remark

   Show marketing remark (601 chars)

   Perfect starter home for your family! This cute home has a freshly painted exterior with a beautiful sunshine color. You will also find updated flooring throughout the home paired with an updated kitchen, an updated bathroom and the woodwork is original to the home. Don’t forget to take a look at the two-car garage with a loft above it which would be great for storage, a hobby you may have or are going to start. Both the house and the garage have a newer roof as well. Located close to downtown and close to major roadways. Don’t let this one slip past without you taking a look at it!

9. 2023-02-28
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Perfect starter home for your family! This cute home has a freshly painted exterior with a beautiful sunshine color. You will also find updated flooring throughout the home paired with an updated kitchen, an updated bathroom and the woodwork is original to the home. Don’t forget to take a look at the two-car garage with a loft above it which would be great for storage, a hobby you may have or are going to start. Both the house and the garage have a newer roof as well. Located close to downtown and close to major roadways. Don’t let this one slip past without you taking a look at it!

10. 2023-02-22
    historical Contingent - Inspection 601-char remark

    Show marketing remark (601 chars)

    Perfect starter home for your family! This cute home has a freshly painted exterior with a beautiful sunshine color. You will also find updated flooring throughout the home paired with an updated kitchen, an updated bathroom and the woodwork is original to the home. Don’t forget to take a look at the two-car garage with a loft above it which would be great for storage, a hobby you may have or are going to start. Both the house and the garage have a newer roof as well. Located close to downtown and close to major roadways. Don’t let this one slip past without you taking a look at it!

11. 2023-02-16
    historical
12. 2023-02-10
    listed $179,900 Active 601-char remark

    Show marketing remark (601 chars)

    Perfect starter home for your family! This cute home has a freshly painted exterior with a beautiful sunshine color. You will also find updated flooring throughout the home paired with an updated kitchen, an updated bathroom and the woodwork is original to the home. Don’t forget to take a look at the two-car garage with a loft above it which would be great for storage, a hobby you may have or are going to start. Both the house and the garage have a newer roof as well. Located close to downtown and close to major roadways. Don’t let this one slip past without you taking a look at it!

13. 2022-12-07
    price $189,900
14. 2022-10-30
    price $199,900
15. 2022-10-12
    price $210,000
16. 2022-09-14
    listed $225,000 Active
17. 2022-09-08
    historical
18. 2022-08-21
    price $240,000
19. 2022-07-27
    status Active
20. 2022-07-22
    listed $250,000 Active
21. 2022-07-20
    historical
22. 2008-11-21
    historical
23. 2008-05-21
    listed $119,900
24. 2008-04-18
    historical
25. 2007-10-19
    listed $129,900
26. 2007-09-25
    historical
27. 2007-05-08
    listed $139,900

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $2,191 · $183/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: $22,919
• − Mortgage interest: −$7,842
• − Property taxes: −$2,191
• − Insurance: −$700
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$4,073
• Taxable income: $4,446
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $5,338/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

+0.1% since first listed

24 events — show timeline

• 2026-06-10 Price Changed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-26 Sold (Public Records) $172,000 Public Records
• 2023-04-21 Sold (MLS) $172,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-10 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-07 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-30 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-12 Price Changed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-14 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-21 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-22 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-20 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-21 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-19 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-08 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,191 · +10.1% YoY. Source: county tax records.