1111 17th Ave N
Duplex · 2 units: 5 bed / 2 bath ×2 unit split estimated · 3,080 sq ft
Minneapolis, MN · Near - North · View the listing ↗
Photos courtesy of Northstar Real Estate Associates - Broker, via Realtor.com.
- Asking price
- $399,900 2 units · $200K per unit
- Monthly cash flow
- $1,275 at 20% down, 7%
- Break-even price
- $639,518 where cash flow hits $0
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
- $399,900
- Cash to close
- $51,987
- Price per unit
- $199,950
- GRM
- 5.9
Each month
- Cash flow
- $784/mo
- Cash-on-cash
- 18.1%
- Cap rate
- 10.2%
- DSCR
- 1.30×
Break-even
- Price that breaks even
- $519,644
- Rent that breaks even
- $4,618/mo
Long run
- Year 30: property vs stocks
- $3.34M vs $396K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,900
- Cash to close
- $51,987
- Price per unit
- $199,950
- GRM
- 5.9
Each month
- Cash flow
- $306/mo
- Cash-on-cash
- 7.1%
- Cap rate
- 8.8%
- DSCR
- 1.12×
Break-even
- Price that breaks even
- $446,671
- Rent that breaks even
- $5,196/mo
Long run
- Year 30: property vs stocks
- $2.60M vs $396K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,900
- Cash to close
- $50,687
- Price per unit
- $194,950
- GRM
- 5.8
Each month
- Cash flow
- $850/mo
- Cash-on-cash
- 20.1%
- Cap rate
- 10.5%
- DSCR
- 1.33×
Break-even
- Price that breaks even
- $519,644
- Rent that breaks even
- $4,532/mo
Long run
- Year 30: property vs stocks
- $3.39M vs $386K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,900
- Cash to close
- $50,687
- Price per unit
- $194,950
- GRM
- 5.8
Each month
- Cash flow
- $372/mo
- Cash-on-cash
- 8.8%
- Cap rate
- 9.0%
- DSCR
- 1.15×
Break-even
- Price that breaks even
- $446,671
- Rent that breaks even
- $5,099/mo
Long run
- Year 30: property vs stocks
- $2.64M vs $386K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,900
- Cash to close
- $91,977
- Price per unit
- $199,950
- GRM
- 5.9
Each month
- Cash flow
- $1,275/mo
- Cash-on-cash
- 16.6%
- Cap rate
- 10.2%
- DSCR
- 1.60×
Break-even
- Price that breaks even
- $639,518
- Rent that breaks even
- $3,972/mo
Long run
- Year 30: property vs stocks
- $3.71M vs $700K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,900
- Cash to close
- $91,977
- Price per unit
- $199,950
- GRM
- 5.9
Each month
- Cash flow
- $797/mo
- Cash-on-cash
- 10.4%
- Cap rate
- 8.8%
- DSCR
- 1.37×
Break-even
- Price that breaks even
- $549,712
- Rent that breaks even
- $4,469/mo
Long run
- Year 30: property vs stocks
- $2.97M vs $700K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,900
- Cash to close
- $89,677
- Price per unit
- $194,950
- GRM
- 5.8
Each month
- Cash flow
- $1,329/mo
- Cash-on-cash
- 17.8%
- Cap rate
- 10.5%
- DSCR
- 1.64×
Break-even
- Price that breaks even
- $639,518
- Rent that breaks even
- $3,902/mo
Long run
- Year 30: property vs stocks
- $3.75M vs $683K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,900
- Cash to close
- $89,677
- Price per unit
- $194,950
- GRM
- 5.8
Each month
- Cash flow
- $851/mo
- Cash-on-cash
- 11.4%
- Cap rate
- 9.0%
- DSCR
- 1.41×
Break-even
- Price that breaks even
- $549,712
- Rent that breaks even
- $4,391/mo
Long run
- Year 30: property vs stocks
- $3.01M vs $683K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,900
- Cash to close
- $111,972
- Price per unit
- $199,950
- GRM
- 5.9
Each month
- Cash flow
- $1,408/mo
- Cash-on-cash
- 15.1%
- Cap rate
- 10.2%
- DSCR
- 1.71×
Break-even
- Price that breaks even
- $682,153
- Rent that breaks even
- $3,797/mo
Long run
- Year 30: property vs stocks
- $3.86M vs $852K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,900
- Cash to close
- $111,972
- Price per unit
- $199,950
- GRM
- 5.9
Each month
- Cash flow
- $930/mo
- Cash-on-cash
- 10.0%
- Cap rate
- 8.8%
- DSCR
- 1.47×
Break-even
- Price that breaks even
- $586,359
- Rent that breaks even
- $4,272/mo
Long run
- Year 30: property vs stocks
- $3.12M vs $852K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,900
- Cash to close
- $109,172
- Price per unit
- $194,950
- GRM
- 5.8
Each month
- Cash flow
- $1,458/mo
- Cash-on-cash
- 16.0%
- Cap rate
- 10.5%
- DSCR
- 1.75×
Break-even
- Price that breaks even
- $682,153
- Rent that breaks even
- $3,731/mo
Long run
- Year 30: property vs stocks
- $3.90M vs $831K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,900
- Cash to close
- $109,172
- Price per unit
- $194,950
- GRM
- 5.8
Each month
- Cash flow
- $980/mo
- Cash-on-cash
- 10.8%
- Cap rate
- 9.0%
- DSCR
- 1.50×
Break-even
- Price that breaks even
- $586,359
- Rent that breaks even
- $4,199/mo
Long run
- Year 30: property vs stocks
- $3.15M vs $831K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Net operating income | $3,404 |
| Mortgage (principal + interest) | −$2,394 |
| PMI | −$225 |
| Cash flow | $784 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Property management | −$478 |
| Net operating income | $2,926 |
| Mortgage (principal + interest) | −$2,394 |
| PMI | −$225 |
| Cash flow | $306 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Net operating income | $3,404 |
| Mortgage (principal + interest) | −$2,335 |
| PMI | −$219 |
| Cash flow | $850 |
| Principal paid down (equity, not cash) | $297 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Property management | −$478 |
| Net operating income | $2,926 |
| Mortgage (principal + interest) | −$2,335 |
| PMI | −$219 |
| Cash flow | $372 |
| Principal paid down (equity, not cash) | $297 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Net operating income | $3,404 |
| Mortgage (principal + interest) | −$2,128 |
| Cash flow | $1,275 |
| Principal paid down (equity, not cash) | $271 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Property management | −$478 |
| Net operating income | $2,926 |
| Mortgage (principal + interest) | −$2,128 |
| Cash flow | $797 |
| Principal paid down (equity, not cash) | $271 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Net operating income | $3,404 |
| Mortgage (principal + interest) | −$2,075 |
| Cash flow | $1,329 |
| Principal paid down (equity, not cash) | $264 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Property management | −$478 |
| Net operating income | $2,926 |
| Mortgage (principal + interest) | −$2,075 |
| Cash flow | $851 |
| Principal paid down (equity, not cash) | $264 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Net operating income | $3,404 |
| Mortgage (principal + interest) | −$1,995 |
| Cash flow | $1,408 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Property management | −$478 |
| Net operating income | $2,926 |
| Mortgage (principal + interest) | −$1,995 |
| Cash flow | $930 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Net operating income | $3,404 |
| Mortgage (principal + interest) | −$1,946 |
| Cash flow | $1,458 |
| Principal paid down (equity, not cash) | $248 |
| Rent | $5,650 |
| Vacancy (6%) | −$339 |
| Collected | $5,311 |
| Property tax Public record | −$425 |
| Insurance Estimate | −$236 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$508 |
| Capital reserve (9% of rent) | −$508 |
| Property management | −$478 |
| Net operating income | $2,926 |
| Mortgage (principal + interest) | −$1,946 |
| Cash flow | $980 |
| Principal paid down (equity, not cash) | $248 |
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
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $2,428,777
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $359,910 of loan.
$1,027,189 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $395,738
$51,987 put into an index fund instead of the down payment and closing costs.
The building comes out $2,945,462 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $1,685,265
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $359,910 of loan.
$754,303 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $395,738
$51,987 put into an index fund instead of the down payment and closing costs.
The building comes out $2,201,949 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $2,498,390
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $350,910 of loan.
$1,049,015 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $385,842
$50,687 put into an index fund instead of the down payment and closing costs.
The building comes out $3,002,154 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $1,754,878
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $350,910 of loan.
$776,128 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $385,842
$50,687 put into an index fund instead of the down payment and closing costs.
The building comes out $2,258,642 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $2,799,958
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $319,920 of loan.
$1,133,766 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $700,152
$91,977 put into an index fund instead of the down payment and closing costs.
The building comes out $3,012,228 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $2,056,445
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $319,920 of loan.
$860,879 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $700,152
$91,977 put into an index fund instead of the down payment and closing costs.
The building comes out $2,268,716 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $2,860,289
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $311,920 of loan.
$1,152,927 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,644
$89,677 put into an index fund instead of the down payment and closing costs.
The building comes out $3,067,251 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $2,116,777
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $311,920 of loan.
$880,040 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,644
$89,677 put into an index fund instead of the down payment and closing costs.
The building comes out $2,323,739 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $2,950,748
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $299,925 of loan.
$1,181,656 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $852,359
$111,972 put into an index fund instead of the down payment and closing costs.
The building comes out $3,010,812 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $2,207,236
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $299,925 of loan.
$908,769 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $852,359
$111,972 put into an index fund instead of the down payment and closing costs.
The building comes out $2,267,299 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $3,007,309
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $292,425 of loan.
$1,199,619 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $831,045
$109,172 put into an index fund instead of the down payment and closing costs.
The building comes out $3,065,870 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $2,263,796
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $292,425 of loan.
$926,732 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $831,045
$109,172 put into an index fund instead of the down payment and closing costs.
The building comes out $2,322,357 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
Year 30 (loan paid off): property $3.34M, stocks $396K. The property wins.
Year 30 (loan paid off): property $2.60M, stocks $396K. The property wins.
Year 30 (loan paid off): property $3.39M, stocks $386K. The property wins.
Year 30 (loan paid off): property $2.64M, stocks $386K. The property wins.
Year 30 (loan paid off): property $3.71M, stocks $700K. The property wins.
Year 30 (loan paid off): property $2.97M, stocks $700K. The property wins.
Year 30 (loan paid off): property $3.75M, stocks $683K. The property wins.
Year 30 (loan paid off): property $3.01M, stocks $683K. The property wins.
Year 30 (loan paid off): property $3.86M, stocks $852K. The property wins.
Year 30 (loan paid off): property $3.12M, stocks $852K. The property wins.
Year 30 (loan paid off): property $3.90M, stocks $831K. The property wins.
Year 30 (loan paid off): property $3.15M, stocks $831K. 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.
5 bed estimate $2,825/mo · range $2,450–$4,025 · 25 rentals within 3 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1030 Knox Ave N, Minneapolis | $2,450 | 5 / 1.5 | 0.6 mi |
| 2411 Golden Valley Rd Unit 2, Minneapolis | $2,195 | 5 / 2 | 0.8 mi |
| 412 4th St SE # 101-104, Minneapolis | $2,800 | 5 / 2.5 | 2.3 mi |
| 511 5th Ave SE, Minneapolis | $2,195 | 5 / 2 | 2.4 mi |
| 511 5th Ave SE Unit 2, Minneapolis | $2,195 | 5 / 2 | 2.4 mi |
| 408-410 8th St SE, Minneapolis | $3,095 | 5 / 2 | 2.4 mi |
| 430 8th St SE, Minneapolis | $2,600 | 6 / 2 | 2.4 mi |
| 608 8th St SE, Minneapolis | $2,500 | 5 / 2 | 2.6 mi |
| 513 8th Ave SE, Minneapolis | $2,700 | 6 / 2 | 2.6 mi |
| 513 8th Ave SE, Minneapolis | $2,500 | 5 / 2 | 2.6 mi |
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
- low$301 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 1602924420177: special assessments (current) = $301.33
Opportunities
None found.
Questions for the agent
- Can we see the current leases and a rent roll, with move-in dates?
- What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
- How old are the roof, boiler or furnaces, water heaters and electrical panels?
- Is the building licensed as a rental for this many units, and when was the last city inspection?
- Any special assessments pending, and will the seller pay them off at closing?
Standard questions worth asking about any building.
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $5,096 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,827 |
| 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 1912: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear | 9% / 9% |
Price history Realtor.com
On the market since 2026-07-08 (89 days); down $40,000 (9.1%) from the first ask of $439,900; last sold for $86,000 on 2011-06-22; listed for rent at $2,490/mo on 2024-09-26.
| Date | Event | Price |
|---|---|---|
| Price changed | $399,900 | |
| Listed | $439,900 | |
| Removed | — | |
| Removed | — | |
| Rent changed | $2,490/mo | |
| Rent changed | $2,490/mo | |
| Rent changed | $2,590/mo | |
| Rent changed | $2,590/mo | |
| Listed for rent | $2,599/mo | |
| Rent changed | $2,599/mo | |
| Listed for rent | $2,700/mo | |
| Removed | — | |
| Removed | — | |
| Listed for rent | $1,600/mo | |
| Listed for rent | $1,600/mo | |
| Rental removed | $1,150/mo | |
| Listed for rent | $1,150/mo | |
| Sold | $86,000 | |
| Removed | $39,900 | |
| Listed | $89,500 | |
| Listed | $39,900 | |
| Listed | $39,900 | |
| Removed | $39,900 | |
| Listed | $54,900 | |
| Sold public record | $106,860 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1912 |
| Market value (2026) | $268,300 |
| Property tax | $5,096 |
| Special assessments | $301 |
| Homestead | no |
| Last sale | — |
Source: Hennepin County parcel records.
City rental license
CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 94, about 840 m away.
Crime in Near - North
497 incidents in the last 12 months (73 per 1,000 residents), +18% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).