3834 Lyndale Ave N · Minneapolis, MN 55412

$215,000

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 42 Days on market

Built 1926 6,098 sqft lot $179/sqft · 11% below area Est $241k · 11% under

---

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 +12.4/15.0
• Cash flow +11.1/30.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss your chance to own this charming 1920s Tudor-style home full of character and potential! From the moment you arrive, you’ll appreciate the classic curb appeal, complete with a picturesque picket fence. Inside, the main level offers a spacious living room featuring a beautiful bay window and a cozy wood-burning fireplace. A bright and versatile flex room sits just off the living area—perfect for a home office, reading nook, or playroom. The formal dining room showcases built-in cabinetry, adding both charm and functionality. Three bedrooms and a full bath on one level provide convenience and flexibility. The unfinished basement offers incredible potential, with egress windows already installed—making it possible to add two additional bedrooms and significantly increase equity. Outside, enjoy a large, fully fenced backyard ideal for entertaining, pets, or relaxing. A 2-car garage provides ample parking and storage. This home has already seen several key updates, including: 2010: Windows, front & exterior stairs, 2nd-floor deck, roof & gutters 2013: Water heater 2020: Furnace & basement egress windows 2021: Range, dishwasher & microwave 2024: Foyer flooring & shower enclosure This is an AS-IS sale.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.6% below list).
• Recommended offer: $171k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Loring Elementary (math 12% / reading 27%, grade F, #759 of 857 statewide, top 90%, 293 students, 69% FRL); Olson Middle (math 8% / reading 17%, grade F, #246 of 258 statewide, top 96%, 361 students, 86% FRL); Henry High (reading 70%, 858 students, 80% FRL) — zoned schools average 78% FRL vs 58% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 40% district-wide (-25 pts) — the specific schools serving this property underperform the Minneapolis Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 167 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $175k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,781 (20.6% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $241,042
• List price: $215,000
• Delta: -10.80%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-34,398
• Equity at exit: $32,057

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-10,903
• Equity at exit: $18,589

Cash invested: $60,200 (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 55412

• Home prices YoY: -26.9%
• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$219 /mo · $2,622/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-86

Break-even live

Break-even rent $1,817

Max offer price $199,737

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-26	+0% $-86	+5% $-147	+10% $-208
Rent	-10% $-221	-5% $-154	+0% $-86	+5% $-19	+10% $49
Rate	-1.0pp $22	-0.5pp $-32	base $-86	+0.5pp $-142	+1.0pp $-199

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	46d	1	0.24mi
4055 Lyndale Ave N Minneapolis, MN	2.0	1.0	800	$1,075	$1.34	1d	1	0.29mi
1315 N Dowling Ave Unit 304 Minneapolis, MN	2.0	1.0	900	$1,450	$1.61	6d	1	0.43mi
1315 N Dowling Ave Unit 308 Minneapolis, MN	2.0	1.0	800	$1,450	$1.81	24d	1	0.43mi
3753 Girard Ave N Minneapolis, MN	1.0–2.0	1.0	687	$1,450	$2.11	20d	8	0.46mi
414 N 33rd Ave Unit 2 Minneapolis, MN	2.0	1.0	1246	$1,600	$1.28	46d	1	0.69mi
3211 N 6th St Unit 2 Minneapolis, MN	4.0	1.0	900	$1,450	$1.61	26d	1	0.79mi
4311 Humboldt Ave N Minneapolis, MN	2.0	1.0	915	$1,795	$1.96	46d	1	0.80mi
3315 James Ave N Minneapolis, MN	4.0	1.0	1400	$2,100	$1.50	6d	1	0.91mi
2652 Marshall St NE Minneapolis, MN	2.0	1.0	700	$1,199	$1.71	46d	1	0.94mi
3105 N Girard Ave Unit 2 Minneapolis, MN	4.0	1.0	1250	$2,300	$1.84	26d	1	0.98mi
3001 N 3rd St Apt 1 Minneapolis, MN	2.0	1.0	900	$1,250	$1.39	22d	1	1.00mi
4638 Camden Ave N Unit 1 Minneapolis, MN	2.0	1.0	815	$1,495	$1.83	6d	1	1.01mi
3255 N Logan Ave Unit 2 Minneapolis, MN	2.0	1.0	900	$995	$1.11	20d	1	1.03mi
2900 N Colfax Ave Unit 2 Minneapolis, MN	2.0	1.0	1200	$1,345	$1.12	26d	1	1.07mi
3114 Morgan Ave N Minneapolis, MN	4.0	2.0	1362	$2,000	$1.47	16d	1	1.16mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	6d	1	1.23mi
318 N 27th Ave #2 Minneapolis, MN	3.0	1.0	1200	$1,800	$1.50	46d	1	1.23mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	16d	1	1.26mi
2947 Morgan Ave N Minneapolis, MN	2.0	1.0	1106	$1,950	$1.76	1d	1	1.26mi
2703 Humboldt Ave N Minneapolis, MN	3.0	1.0	1218	$1,450	$1.19	24d	1	1.28mi
2620 Emerson Ave N Minneapolis, MN	3.0	1.0	877	$1,900	$2.17	1d	1	1.30mi
233 26th Ave NE Minneapolis, MN	3.0	1.0	1153	$1,545	$1.34	46d	1	1.31mi
3857 Edgemoor Pl NE Unit 3 Minneapolis, MN	2.0	1.0	800	$1,300	$1.62	26d	1	1.50mi

Listing history 24 events

1. 2026-04-16
   listed $215,000 Active 1283-char remark

   Show marketing remark (1283 chars)

   Don’t miss your chance to own this charming 1920s Tudor-style home full of character and potential! From the moment you arrive, you’ll appreciate the classic curb appeal, complete with a picturesque picket fence. Inside, the main level offers a spacious living room featuring a beautiful bay window and a cozy wood-burning fireplace. A bright and versatile flex room sits just off the living area—perfect for a home office, reading nook, or playroom. The formal dining room showcases built-in cabinetry, adding both charm and functionality. Three bedrooms and a full bath on one level provide convenience and flexibility. The unfinished basement offers incredible potential, with egress windows already installed—making it possible to add two additional bedrooms and significantly increase equity. Outside, enjoy a large, fully fenced backyard ideal for entertaining, pets, or relaxing. A 2-car garage provides ample parking and storage. This home has already seen several key updates, including: 2010: Windows, front & exterior stairs, 2nd-floor deck, roof & gutters 2013: Water heater 2020: Furnace & basement egress windows 2021: Range, dishwasher & microwave 2024: Foyer flooring & shower enclosure This is an AS-IS sale.

2. 2026-04-14
   historical $215,000 1283-char remark

   Show marketing remark (1283 chars)

   Don’t miss your chance to own this charming 1920s Tudor-style home full of character and potential! From the moment you arrive, you’ll appreciate the classic curb appeal, complete with a picturesque picket fence. Inside, the main level offers a spacious living room featuring a beautiful bay window and a cozy wood-burning fireplace. A bright and versatile flex room sits just off the living area—perfect for a home office, reading nook, or playroom. The formal dining room showcases built-in cabinetry, adding both charm and functionality. Three bedrooms and a full bath on one level provide convenience and flexibility. The unfinished basement offers incredible potential, with egress windows already installed—making it possible to add two additional bedrooms and significantly increase equity. Outside, enjoy a large, fully fenced backyard ideal for entertaining, pets, or relaxing. A 2-car garage provides ample parking and storage. This home has already seen several key updates, including: 2010: Windows, front & exterior stairs, 2nd-floor deck, roof & gutters 2013: Water heater 2020: Furnace & basement egress windows 2021: Range, dishwasher & microwave 2024: Foyer flooring & shower enclosure This is an AS-IS sale.

3. 2024-04-22
   soldstatus $175,000
4. 2024-04-18
   soldstatus $175,000 Sold 885-char remark

   Show marketing remark (885 chars)

   Don 't miss your chance to own this charming 1920s Tudor style home! The exterior of the home has original curb appeal, including a picket fence. The main level features a great living room with bay window and wood-burning fireplace. You'll love features such as the light-filled flex room adjacent to the living room and the built-in cabinetry in the dining room. Three bedrooms and a bath on one level provide convenience and flexibility. Space abounds in the unfinished basement with the potential to add two additional bedrooms with egress windows already installed. Parking and storage is a breeze with the 2-car garage. The large fenced-in back yard provides privacy and a great area for outdoor activities. Commuting is easy with proximity to public transit and major highways, making the City's offerings easily accessible. With a little TLC, this home could be a historic gem!

5. 2024-03-21
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Don 't miss your chance to own this charming 1920s Tudor style home! The exterior of the home has original curb appeal, including a picket fence. The main level features a great living room with bay window and wood-burning fireplace. You'll love features such as the light-filled flex room adjacent to the living room and the built-in cabinetry in the dining room. Three bedrooms and a bath on one level provide convenience and flexibility. Space abounds in the unfinished basement with the potential to add two additional bedrooms with egress windows already installed. Parking and storage is a breeze with the 2-car garage. The large fenced-in back yard provides privacy and a great area for outdoor activities. Commuting is easy with proximity to public transit and major highways, making the City's offerings easily accessible. With a little TLC, this home could be a historic gem!

6. 2024-03-17
   historical Contingent - Inspection 885-char remark

   Show marketing remark (885 chars)

   Don 't miss your chance to own this charming 1920s Tudor style home! The exterior of the home has original curb appeal, including a picket fence. The main level features a great living room with bay window and wood-burning fireplace. You'll love features such as the light-filled flex room adjacent to the living room and the built-in cabinetry in the dining room. Three bedrooms and a bath on one level provide convenience and flexibility. Space abounds in the unfinished basement with the potential to add two additional bedrooms with egress windows already installed. Parking and storage is a breeze with the 2-car garage. The large fenced-in back yard provides privacy and a great area for outdoor activities. Commuting is easy with proximity to public transit and major highways, making the City's offerings easily accessible. With a little TLC, this home could be a historic gem!

7. 2024-03-16
   listed $175,000 Active 885-char remark

   Show marketing remark (885 chars)

   Don 't miss your chance to own this charming 1920s Tudor style home! The exterior of the home has original curb appeal, including a picket fence. The main level features a great living room with bay window and wood-burning fireplace. You'll love features such as the light-filled flex room adjacent to the living room and the built-in cabinetry in the dining room. Three bedrooms and a bath on one level provide convenience and flexibility. Space abounds in the unfinished basement with the potential to add two additional bedrooms with egress windows already installed. Parking and storage is a breeze with the 2-car garage. The large fenced-in back yard provides privacy and a great area for outdoor activities. Commuting is easy with proximity to public transit and major highways, making the City's offerings easily accessible. With a little TLC, this home could be a historic gem!

8. 2023-10-26
   listed $164,900 Active
9. 2004-10-11
   soldstatus $164,000
10. 2004-07-29
    historical
11. 2004-06-25
    listed $152,000
12. 2004-06-25
    historical
13. 2004-05-06
    listed $160,000
14. 2001-03-08
    soldstatus $104,000
15. 2001-01-22
    soldstatus $103,900
16. 2001-01-19
    soldstatus $99,900
17. 2000-12-16
    historical
18. 2000-12-06
    listed $99,900
19. 2000-11-24
    historical
20. 2000-10-10
    listed $104,900
21. 2000-10-02
    soldstatus $65,000
22. 2000-06-19
    soldstatus $65,000
23. 2000-06-06
    historical
24. 2000-06-05
    listed $69,900

ⓘ 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: $2,622 · $219/mo
• Projected year-2 tax: $2,622 · $219/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: $20,494
• − Mortgage interest: −$12,043
• − Property taxes: −$2,622
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,255
• Taxable loss: −$4,780
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $110/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

+207.6% since first listed

24 events — show timeline

• 2026-04-16 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-22 Sold (Public Records) $175,000 Public Records
• 2024-04-18 Sold (MLS) $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-16 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-26 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-11 Sold (Public Records) $164,000 Public Records
• 2004-07-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-25 Listed $152,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-06 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-08 Sold (Public Records) $104,000 Public Records
• 2001-01-22 Sold (Public Records) $103,900 Public Records
• 2001-01-19 Sold (MLS) $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-12-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-12-06 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-10-10 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-10-02 Sold (Public Records) $65,000 Public Records
• 2000-06-19 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-05 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $2,622 · +12.7% YoY. Source: county tax records.