4429 Knox Ave N · Minneapolis, MN 55412

$289,900

4 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 4 Days on market

Built 1928 5,227 sqft lot

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the Parkway! Beautiful 1.5 story Tudor-style home with renovated kitchen and baths, new windows, new roof, hardwood floors, finished lower level, new central air conditioning on the main floor and new ductless mini-split in upper level. Gorgeous backyard with new paver brick patio and walkway. Privacy fence is also new. Walk to North Market, Webber Library, Webber Park and Pool, and multiple restaurants. Easy to commute downtown via bike, bus, or car. Must see to appreciate.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1928

Property features AI

Exterior

• Parking: Asphalt driveway; 1-car garage with automatic door opener
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential property; One and one-half story; Above-grade finished living area and main level living space; Above- and below-grade finished living areas
• Construction: Block construction; Roof age over 8 years; Other foundation
• Exterior features: Stucco exterior; Patio; Full wood fencing; Light tree coverage on the lot; City street frontage on a public maintained road; Irregular lot dimensions

Interior

• Kitchen: Kitchen with window; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms total (two on main level, one on upper level)
• Flooring: Tile floors; Natural woodwork (implies wood flooring in areas)
• Bathrooms: One full bath on the main floor; One 3/4 bath in the basement
• Heating & cooling: Forced air heating; Central air; Ductless mini-split
• Interior features: Finished full and partially finished basement with storage space; Separate/formal dining room; Ceiling fans; Natural woodwork; Paneled doors; Tile floors; Patio access; Living room wood-burning fireplace
• Laundry & utility: Laundry in basement / lower level; Gas water heater; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-42 ($-504/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (15.0% below list).
• Recommended offer: $246k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 168 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 43% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $235k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $246,389 (15.0% 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 1928 — 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: 0.85% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.49×
• Total profit: $-41,038
• Equity at exit: $43,225

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,327
• Equity at exit: $25,065

Cash invested: $81,172 (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: 168
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$347 /mo · $4,169/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-42

Break-even live

Break-even rent $2,517

Max offer price $282,485

Occupancy floor 97%

Sensitivity live

Price	-10% $122	-5% $40	+0% $-42	+5% $-124	+10% $-206
Rent	-10% $-237	-5% $-139	+0% $-42	+5% $55	+10% $153
Rate	-1.0pp $104	-0.5pp $32	base $-42	+0.5pp $-117	+1.0pp $-194

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 Logan Ave N Minneapolis, MN	3.0	2.0	1748	$1,974	$1.13	22d	1	0.94mi
5301 Russell Ave N Minneapolis, MN	3.0	1.0	1200	$2,000	$1.67	44d	1	1.16mi
3522 Bryant Ave N Minneapolis, MN	5.0	2.0	1449	$2,995	$2.07	44d	1	1.31mi
2914 53rd Ave N Minneapolis, MN	4.0	1.0	1365	$2,200	$1.61	44d	1	1.32mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	5d	1	1.42mi
4199 46th Ave N Robbinsdale, MN	1.0–4.0	1.0–1.5	1095	$2,570	$2.35	0d	11	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $289,900 Active 4 DOM
2. 2026-06-18
   status $289,900 Active 1 DOM
3. 2026-06-16
   remarks 686-char remark
4. 2026-06-16
   listed $289,900 Coming Soon 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: $4,169 · $347/mo
• Projected year-2 tax: $4,169 · $347/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: $29,567
• − Mortgage interest: −$16,239
• − Property taxes: −$4,169
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$8,433
• Taxable loss: −$5,454
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $805/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

+353.7% since first listed

21 events — show timeline

• 2026-06-16 Coming Soon $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-21 Sold (Public Records) $234,900 Public Records
• 2019-12-16 Sold (MLS) $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-07 Listed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-24 Sold (Public Records) $170,000 Public Records
• 2016-03-23 Sold (MLS) $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-05 Price Changed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-12-04 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-12-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-09 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-22 Sold (Public Records) $206,000 Public Records
• 2004-04-05 Sold (MLS) $206,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-23 Listed $209,800 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-02 Listed $219,800 NORTHSTARMLS as Distributed by MLS Grid
• 1988-04-01 Sold (Public Records) $63,900 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,169 · +16.3% YoY. Source: county tax records.