Minneapolis › Como

1094 25th Ave SE

Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 2,016 sq ft

Minneapolis, MN · Como · View the listing ↗

Overpriced

35 photos

Photos courtesy of Mitchell Realty, via Realtor.com.

Asking price: $380,000
Monthly cash flow: −$418
Estimated rent: $3,150/mo
Break-even price: $301,391

Adjust the numbers See the full breakdown

From the listing

Welcome to an incredible opportunity in the sought-after Como neighborhood of Southeast Minneapolis! This charming two-story up/down duplex, constructed of durable stucco and brick, is an ideal investment or owner-occupant property. Perfectly situated close to a college campus, public transit, shops, trails, and more, this location ensures convenience for tenants and owners alike. The duplex boasts updated flooring and fresh paint throughout, making it move-in ready and in great shape for a new owner. Each unit features a large floor plan with 3 generous bedrooms per unit, a kitchen, and a bathroom, providing ample space for comfort and functionality. Enjoy plenty of parking available in the rear, a valuable perk in this vibrant neighborhood. The property is equipped with newer boilers and numerous updates, reducing maintenance worries and enhancing energy efficiency. This duplex is a fantastic investment in an area that attracts long-term tenants, or it can be a lovely home for an owner-occupant. Don't miss out on this rare opportunity to own a well-maintained property in a thriving community! Schedule your showing today! Monthly rent amounts range per month for 3 bedroom units $1,800-$2,600 per month per unit in this area currently. Tenants pay gas and electric, landlord pays water and trash

Listing courtesy of Mitchell Realty (Michael Mitchell). Description from Realtor.com, MLS #7154911. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 1963 stucco-and-brick Como up/down with 3 beds per unit, listed at $380K. At that price our numbers show about -$418 a month with 20% down and a 5.1% cap rate. Our rent estimate is $1,575 per unit (high $1,850), well below the agent's $1,800-$2,600 range, and the listing states no actual rents. Our break-even price is about $301K, so the ask looks roughly $79K too high. The owner pays water and trash, and we assumed that. Check the boilers, the actual rent roll and the rental license before asking for a showing.

Things to consider

Price vs. rents At our $1,575 per-unit estimate, cash flow is about -$418 a month at the ask. Break-even is near $301K.
Heat system unclear Photos show baseboard-style units while county data says hot water, and the listing says 'newer boilers'. If the owner pays heat, it hits cash flow.From photo 4
Dated kitchens and baths Cosmetic flooring and paint cover original-era kitchens and baths. Budget for updates before pushing rents higher.From photo 5
Heavy tax bill Investors pay the non-homestead tax. This is a big expense against about $3,150 a month in estimated rent.
Seller pays water and trash These costs are on the owner and rise over time, so confirm actual bills.Listing says: “landlord pays water and trash”
Three days on market The listing is new, so there may be less room to negotiate, even though our rule flag says otherwise. Still, our numbers support a much lower offer.

From the photos

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

Condition and repairs

doneUpdated flooring and fresh paint throughoutListing says: updated flooring and fresh paint throughout
doneNewer boilers and numerous updatesListing says: newer boilers and numerous updates

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

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: $380,000
Cash to close: $87,400
Price per unit: $190,000
GRM: 10.1

Each month

Cash flow: −$418/mo
Cash-on-cash: −5.7%
Cap rate: 5.1%
DSCR: 0.79×

Break-even

Price that breaks even: $301,391
Rent that breaks even: $3,686/mo

Long run

Year 30: property vs stocks: $1.14M vs $816K
Cash flow turns positive: year 10

Monthly

Monthly breakdown

Rent	$3,150
Vacancy (6%)	−$189
Collected	$2,961
Property tax Public record	−$601
Insurance Estimate	−$192
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$252
Capital reserve (8% of rent)	−$252
Net operating income	$1,604
Mortgage (principal + interest)	−$2,023
Cash flow	−$418
Principal paid down (equity, not cash)	$257

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$1,141,784

Your equity when you sell: $867,018
Rental profits, invested at 7%: $274,766

Same money in stocks$815,982

Cash to close, invested at 7%: $665,311
Monthly shortfalls, invested: $150,670

The building comes out $325,802 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 $1.14M, stocks $816K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

3 bed estimate $1,575/mo · range $1,575–$1,850 · 6 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1075 24th Ave SE, Minneapolis	$1,500	3 / 1	—	0.1 mi	2025-01-13	Apartment
925-27 22nd Ave SE, Minneapolis	$1,500	3 / 1	—	0.3 mi	2024-04-28	Apartment
799 Weeks Ave SE, Minneapolis	$1,750	3 / 1	1,100	0.5 mi	—	Apartment
1109 17th Ave SE, Minneapolis	$1,795	3 / 1.5	1,700	0.6 mi	2024-09-27	Apartment
1114-16 14th Ave SE, Minneapolis	$1,500	3 / 1	—	0.6 mi	2026-09-29	Apartment
1095 15th Ave SE, Minneapolis	$1,500	3 / 1	—	0.7 mi	2025-05-13	Apartment

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

Red flags and opportunities

Watch for

highAgent's rent range is far above our estimate and is not actual rent. It is a market claim, not income. Listing says: 3 bedroom units $1,800-$2,600 per month per unit in this area currently · AI review
highPrice is about $79K above our break-even; cash flow is negative at the ask. Based on: data: underwriting.break_even_price · AI review
medium'Newer boilers' is vague, and no ages are given. The listing doesn't say if there are two boilers or one. Listing says: newer boilers and numerous updates · AI review
lowTax bill is high for a $380K duplex, and it's non-homestead. Based on: data: county.tax · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 3 days on market, 2 price cuts
Kitchens and baths look dated, so a refresh could support rents toward the top of our range. Based on: photo 5 · AI review
Rear parking and a campus/transit location should keep demand steady. Listing says: plenty of parking available in the rear · AI review
Minneapolis has no rent cap, so rents can follow the market after updates. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

What are the current rents, lease end dates and security deposits for each unit?
How old are the boilers, and is it one boiler or one per unit?
Can I see 12 months of water, trash, tax and insurance costs?
Why is the seller selling, and have there been any offers at this price?
What is the age of the roof, the electrical panel and the water heater?
Is there a current rental license and a recent city inspection report?

Bottom line

Clean, move-in-ready Como duplex, but $380K is far above what our rents support, so it only works at a much lower price. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)	$7,210
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,304
Water, sewer, trash / mo Listinglisting. tenants pay water	$0
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. base rate	8% / 8%

Price history Realtor.com

On the market since 2026-03-18 (202 days); down $95,000 (20.0%) from the first ask of $475,000; last sold for $90,000 on 1985-11-01; listed for rent at $1,250/mo on 2019-05-29.

Date	Event	Price
2026-10-04	Listed	$380,000
2026-10-04	Removed	$405,000
2026-09-13	Removed	$405,000
2026-08-10	Price changed	$405,000
2026-06-25	Relisted	$429,000
2026-06-24	Removed	—
2026-06-24	Removed	$449,000
2026-06-17	Removed	—
2026-06-16	Listed	$429,000
2026-04-26	Price changed	$449,000
2026-03-18	Listed	$475,000
2019-06-29	Removed	—
2019-05-29	Listed for rent	$1,250/mo
2019-05-28	Removed	—
2019-05-22	Listed for rent	$1,250/mo
2018-10-17	Rental removed	$1,250/mo
2018-09-15	Listed for rent	$1,250/mo
2018-09-12	Rental removed	$1,250/mo
2018-09-05	Listed for rent	$1,250/mo
2018-04-28	Removed	—
2018-04-01	Listed for rent	$1,250/mo
1985-11-01	Sold public record	$90,000

County record Public record

Recorded as	duplex
Living units	2
Year built	1963
Market value (2026)	$379,700
Property tax	$7,210
Special assessments	none
Homestead	no
Last sale	1993-07-01 · $1

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 280, about 947 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).