6536 Indiana Ave N · Brooklyn Center, MN 55429

$225,000

3 bd · 1.0 ba · 1,720 sqft · SingleFamily public records · 5 Days on market

Built 1959 0.34 ac 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * This listing has multiple offers. Seller is asking for everyone's Highest and Best offer by 8:30pm Monday evening. * * * * * * * * * Spacious rambler located on a large corner lot in a low-traffic neighborhood, backing to a park with walking trails. Main level features 3 bedrooms, formal dining room, and hardwood floors. Expansive fenced backyard offers ample outdoor space. Property presents an opportunity for updates and personalization to suit your preferences. Convenient location with park access and room to make it your own.

Key facts

• Large corner lot
• Backing to a park
• Park access

Tags

• LARGE CORNER LOT
• BACKING TO A PARK
• WALKING TRAILS
• FENCED BACKYARD
• OUTDOOR SPACE
• PARK ACCESS

Property features AI

Finance

• Other: Above grade finished area; Below grade finished area; Total living area reported
• Financial info: Conventional mortgage type

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers (Xcel Energy)
• Home design: Residential property; One level; Main entry level: Main; Accessibility features include grab bars and no exterior stairs
• Construction: Block construction; Block foundation; Roof older than 8 years
• Exterior features: Wood exterior; Patio; Chain link and partial wood fencing; Irregular lot with medium tree coverage; City street frontage

Interior

• Kitchen: Kitchen with window; Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (primary on main floor); Bedroom: 13x10 (main); Bedroom 2: 12x10 (main); Bedroom 3: 12x9 (main)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on main floor; Half bath in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Natural woodwork; Patio; Main floor primary bedroom; Grab bars in bathroom; No external stairs
• Laundry & utility: Washer/dryer hookup; Laundry located in basement; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.7% vs local median 5.0% in Brooklyn Center — 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 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: crime F, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fair Oaks Elementary (math 32% / reading 27%, grade F, #687 of 857 statewide, top 82%, 371 students, 84% FRL); Maple Grove Middle School (math 45% / reading 58%, grade C, #65 of 258 statewide, top 26%, 1,598 students, 30% FRL); Park Center Ib World School (math 12% / reading 42%, grade F, #369 of 471 statewide, top 79%, 1,908 students, 70% FRL) — zoned schools average 61% FRL vs 32% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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 $225k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1959 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
6. 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.
7. 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: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-20,143
• Equity at exit: $33,548

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,722
• Equity at exit: $19,454

Cash invested: $63,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55429

• Active inventory: 84
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$370 /mo · $4,443/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $255

Break-even live

Break-even rent $2,081

Max offer price $225,000

Occupancy floor 84%

Sensitivity live

Price	-10% $382	-5% $318	+0% $255	+5% $191	+10% $127
Rent	-10% $65	-5% $160	+0% $255	+5% $350	+10% $445
Rate	-1.0pp $368	-0.5pp $312	base $255	+0.5pp $196	+1.0pp $137

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3119 67th Ave N Minneapolis, MN	4.0	2.0	2056	$3,000	$1.46	45d	1	0.53mi
7212 Kyle Ave N Minneapolis, MN	3.0	2.0	1700	$2,400	$1.41	45d	1	0.84mi
6601 Unity Ave N Minneapolis, MN	3.0	2.0	1200	$2,100	$1.75	0d	1	0.85mi
4539 58th Ave N Minneapolis, MN	1.0–2.0	1.0–1.5	937	$1,575	$1.68	45d	1	0.85mi
7441 Major Ave N Minneapolis, MN	3.0	2.0	1800	$2,600	$1.44	17d	1	1.20mi
6221 Shingle Creek Pkwy Minneapolis, MN	2.0–3.0	1.0–2.0	1046	$1,900	$1.82	0d	13	1.22mi
3401 75th Ave N Minneapolis, MN	4.0	2.0	2088	$2,729	$1.31	4d	1	1.37mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	16d	1	1.44mi
6324 68th Ave N Minneapolis, MN	4.0	2.0	1920	$2,500	$1.30	0d	1	1.49mi

Listing history 7 events

1. 2026-06-17
   status $225,000 Pending 5 DOM
2. 2026-06-17
   statusdays on market $225,000 Contingent - Other 5 DOM
3. 2026-06-16
   days on market $225,000 Active 4 DOM
4. 2026-06-15
   remarks 560-char remark
5. 2026-06-15
   days on market $225,000 Active 3 DOM
6. 2026-06-13
   remarks 401-char remark
7. 2026-06-13
   listed $225,000 Active 1 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: $4,443 · $370/mo
• Projected year-2 tax: $4,443 · $370/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,841
• − Mortgage interest: −$12,603
• − Property taxes: −$4,443
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$6,545
• Taxable loss: −$491
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $3,175/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

Amenities F Commute A+ Cost of living A- Crime F Employment B Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• City population: 22,749
• Population (ZIP): 27,570

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: Black 34% White 34% Asian 15% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Swiss 9% Portuguese 5% Romanian 2%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 10% Other Asian/Pacific 9% French/Haitian/Cajun 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: ▼ -228.09%
• Current HPI: 266.119
• Rent YoY: —
• Metro: —
• 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

+171.4% since first listed

8 events — show timeline

• 2026-06-12 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-23 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-10-24 Sold (Public Records) $82,000 Public Records
• 1994-10-04 Sold (Public Records) $81,900 Public Records
• 1994-08-29 Sold (MLS) $81,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-06 Listed $82,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $4,443 · +16.5% YoY. Source: county tax records.