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1076 25th Ave SE

Duplex · 2 units: 3 bed / 1.5 bath ×2 unit split estimated · 2,157 sq ft

Minneapolis, MN · Como · View the listing ↗

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Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price
$349,000
2 units · $174K per unit
Monthly cash flow
−$327
at 20% down, 7%
Estimated rent
$3,200/mo
medium confidence
Break-even price
$287,484
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

This is a 1900 up/down near the U of M asking $349K, and at that price our underwriting shows about -$327/month with a 5.3% cap rate. Break-even price is about $287K, so the ask is roughly $60K too high at today's rates. The description gives no rents, no lease status and no utility info, so the first ask is a rent roll and 12 months of expenses. The unit split is odd: the description says 4 bed/2 bath on the main and lower levels plus a 2 bed/1 bath upper, which is 6 beds, yet our rent estimate assumes two 3-bed units. Kitchens and baths look dated, so expect to spend before rents move much. It is only two days on market, so worth a showing only if the seller will come down toward break-even.

Things to consider

  1. Price is above break-even At the ask the deal loses money monthly with 20% down. You would need a lower price or well-proven higher rents.
  2. Income is unknown Without a rent roll you cannot check our $1,600 per unit estimate, and the 6-bedroom count could support higher or lower rent.
  3. Dated interiors Original-style kitchens and baths mean a refresh budget before rents can move toward the high end.From photo 4
  4. Investor tax bill County shows non-homestead tax of about $5,873, which is a major expense against rent.
  5. Lower-level bedroom legality Illegal bedrooms can hurt licensing, insurance and rents. Confirm egress and what the rental license covers.Listing says: “The sprawling main and lower-level unit features a generous 4-bedroom, 2-bathroom layout”

From the photos

Listing photo 4
1 of 8Concern

Kitchens appear dated: oak cabinets, older white appliances, drop-panel ceiling and laminate counters

Listing photo 5
2 of 8Concern

Second kitchen also looks older, with painted cabinets and gas range; budget for updates before raising rents

Listing photo 3
3 of 8Plus

Hardwood floors appear in good shape in the living areas

Listing photo 7
4 of 8Check

Bathroom looks serviceable but dated, with older tile and tub

Listing photo 8
5 of 8Check

Lower-level room with drop ceiling and paneled walls appears to be a bedroom; check egress and ceiling height

Listing photo 10
6 of 8Plus

Laundry appears in both the upper bath and the basement, which suggests a separate setup per unit

Listing photo 1
7 of 8Concern

Exterior has a wood front stair and older siding; the yard looks overgrown, and the stair and paint need a closer look

Listing photo 10
8 of 8Check

No photos of the furnace, water heater, electrical panel, roof or garage

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

  • doneNewer furnaceListing says: including a newer furnace and a newer water heater
  • doneNewer water heaterListing says: including a newer furnace and a newer water heater

AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.

The numbers

Down payment %
Offer $
Management
Interest rate %
Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price
$349,000
Cash to close
$80,270
Price per unit
$174,500
GRM
9.1

Each month

Cash flow
−$327/mo
Cash-on-cash
−4.9%
Cap rate
5.3%
DSCR
0.82×

Break-even

Price that breaks even
$287,484
Rent that breaks even
$3,625/mo

Long run

Year 30: property vs stocks
$1.09M vs $715K
Cash flow turns positive
year 9

Monthly

Monthly breakdown

Rent$3,200
Vacancy (6%)−$192
Collected$3,008
Property tax Public record−$489
Insurance Estimate−$214
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (8% of rent)−$256
Capital reserve (9% of rent)−$288
Net operating income$1,530
Mortgage (principal + interest)−$1,858
Cash flow−$327
Principal paid down (equity, not cash)$236

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

If you buy this building$1,089,036
Your equity when you sell
$796,288

Sells for $847,115 (value up 3% a year), minus 6% selling cost ($50,827). Rent paid down $279,200 of loan.

Rental profits, invested at 7%
$292,748

$176,316 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$715,258
Cash to close, invested at 7%
$611,036

$80,270 put into an index fund instead of the down payment and closing costs.

Monthly shortfalls, invested
$104,222

$16,833 you'd have paid in while the building lost money, invested instead.

The building comes out $373,778 ahead after 30 years.

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.09M, stocks $715K. The property wins.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.

3 bed / 1.5 bath estimate $1,600/mo · range $1,525–$1,700

AddressRentBd / BaSq ftDistanceListedMatch
1006 12th Ave SE, Minneapolis 55414 $1,640 3 / 2 2,000 0.8 mi 2026-09-04 95%
1008 12th Ave SE, Minneapolis 55414 off market $1,575 3 / 2 2,000 0.9 mi 2026-01-09 95%
1109 17th Ave SE, Minneapolis 55414 $1,795 3 / 1.5 1,700 0.6 mi 2024-09-27 94%
1075 24th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.1 mi 2025-01-13 92%
925-27 22nd Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.3 mi 2024-04-28 91%
1114-16 14th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.6 mi 2026-09-29 91%
1109 13th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.8 mi 2025-10-09 90%
1062 11th Ave SE, Minneapolis 55414 $1,600 3 / 1 — 0.9 mi 2026-04-15 90%
1008 16th Ave SE, Minneapolis 55414 off market $1,680 3 / 2 1,172 0.6 mi 2026-05-07 86%
1095 15th Ave SE, Minneapolis 55414 $1,500 3 / 1 3,982 0.7 mi 2025-05-13 86%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

  • highPriced above break-even; negative cash flow at asking with 20% down Based on: data: underwriting.break_even_price · AI review
  • highNo rents, lease terms or occupancy given, so income is unverified Listing says: turn-key property is an absolute must-see for savvy investors and buyers alike · AI review
  • mediumBedroom counts are unclear: description totals 6 beds but our estimate assumes two 3-bed units; lower-level bedrooms need legal egress Listing says: The sprawling main and lower-level unit features a generous 4-bedroom, 2-bathroom layout · AI review
  • medium1900 build with no word on wiring, plumbing, foundation or roof age Based on: data: listing.year_built · AI review

Opportunities

  • Minneapolis has no rent cap, so rents can follow the market after a refresh Based on: data: underwriting.rent_rule · AI review
  • 2-car garage adds off-street parking and possible rent premium near campus Listing says: The property also boasts a 2-car garage, a premium asset for off-street parking · AI review
  • Owner-occupant option could offset cost by living in one unit Listing says: Incredible investment or owner-occupant opportunity in the highly desirable University of Minnesota neighborhood! · AI review

Questions for the agent

  • What are the current rents, lease end dates and deposits for each unit?
  • Which utilities does the owner pay, and what were the last 12 months of costs?
  • Are the lower-level bedrooms legal with egress, and does the rental license match the layout?
  • How old are the roof, electrical panel and plumbing, and what are the furnace and water heater dates?
  • Is each unit separately metered and heated, or is there one furnace?
  • Why is the seller selling, and is there room below $349K?

Bottom line

Decent location and layout, but $349K is about $60K over what the numbers support, so only worth pursuing at a real discount. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)$5,873
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,573
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal$60
Repairs / capital reserve Rulerule. built 1900: +1 pt capital reserve8% / 9%

Price history Realtor.com

On the market since 2026-10-05 (1 days); last sold for $171,500 on 2013-06-07; listed for rent at $1,600/mo on 2011-08-18.

DateEventPrice
Listed$349,000
Sold$171,500
Listed$144,900
Removed$149,900
Price changed$149,900
Price changed$169,900
Price changed$189,900
Price changed$209,900
Listed$224,900
Rental removed$1,600/mo
Listed for rent$1,600/mo
Removed$320,000
Price changed$320,000
Listed$335,000
Sold public record$167,000
Sold public record$67,000

County record Public record

Recorded asduplex
Living units2
Year built1900
Market value (2026)$309,300
Property tax$5,873
Special assessmentsnone
Homesteadno
Last sale2013-06-01 · $171,500

Source: Hennepin County parcel records.

City rental license

CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 280, about 959 m away.

Crime in Como

409 incidents in the last 12 months (60 per 1,000 residents), +30% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).