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1174 14th Ave SE

Duplex · 2 units: 4 bed / 1.5 bath and 3 bed / 1.5 bath unit split estimated · 2,748 sq ft

Minneapolis, MN · Como · View the listing ↗

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

Asking price
$525,000
2 units · $262K per unit
Monthly cash flow
−$846
at 20% down, 7%
Estimated rent
$3,725/mo
medium confidence
Break-even price
$366,079
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

This is a 1905 Minneapolis duplex near campus asking $525K, and the numbers don't work. Our underwriting shows about -$846/mo and a 4.5% cap rate, with break-even near $366K. The description gives no rents, no lease status and no utility details, so the first ask is a rent roll and 12 months of expenses. The stated 7 beds includes a lower-level bedroom with a kitchenette, so confirm that space is legal and licensed (the city license shows 2 units). Worth a showing only if the price comes down a lot or the rents are far above our estimate.

Things to consider

  1. Price is well above what rents support Underwriting shows negative cash flow of about $846 a month and break-even about $159K below ask. The ask would need much higher rents or a large price cut.
  2. Rents and leases are unknown With no rent roll, income is only our estimate. Student leases can also be short or tied to the school year.Listing says: “making it excellent for student housing”
  3. The lower-level bedroom's legality drives value If it is not egress-compliant or licensed, the 7-bed count and rent potential drop. The city license shows only 2 units.Listing says: “a small kitchenette, and an egress window”
  4. Kitchens and baths look dated A cosmetic refresh won't support big rent increases without more spending. Budget for updates and turnover wear.From photo 7
  5. Heating system and utilities are unclear Radiators suggest a boiler. One boiler usually means the owner pays heat, which could add to expenses.

From the photos

Listing photo 7
1 of 7Concern

Kitchens appear dated: laminate counters, drop-ceiling panels, basic appliances. Cosmetic refresh only, not a full update.

Listing photo 8
2 of 7Concern

Bathrooms have older tile and basic fixtures. They look clean but not recently renovated.

Listing photo 4
3 of 7Plus

Hardwood floors and original woodwork look in good shape, with a built-in buffet. These are real strengths for rent appeal.

Listing photo 10
4 of 7Check

A radiator is visible in a bathroom and in the kitchen, which suggests a hot-water boiler system. Boiler age and condition are unknown.

Listing photo 9
5 of 7Check

A window air conditioner appears in a kitchen window, and the living area has a forced-air style vent. Heating and cooling setup may be mixed. Confirm what each unit has.

Listing photo 1
6 of 7Check

The exterior is stucco with painted trim. It appears sound from a distance, but stucco should be checked for cracks and moisture.

Listing photo 1
7 of 7Check

No photos of the basement, mechanicals, electrical panel, roof or the lower-level unit.

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

Condition and repairs

  • doneRecent refresh, described as move-in readyListing says: has been recently refreshed so it is move-in ready

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
$525,000
Cash to close
$120,750
Price per unit
$262,500
GRM
11.7

Each month

Cash flow
−$846/mo
Cash-on-cash
−8.4%
Cap rate
4.5%
DSCR
0.70×

Break-even

Price that breaks even
$366,079
Rent that breaks even
$4,823/mo

Long run

Year 30: property vs stocks
$1.39M vs $1.34M
Cash flow turns positive
year 15

Monthly

Monthly breakdown

Rent$3,725
Vacancy (6%)−$224
Collected$3,502
Property tax Public record−$462
Insurance Estimate−$228
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (8% of rent)−$298
Capital reserve (9% of rent)−$335
Net operating income$1,948
Mortgage (principal + interest)−$2,794
Cash flow−$846
Principal paid down (equity, not cash)$356

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$1,394,649
Your equity when you sell
$1,197,854

Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $420,000 of loan.

Rental profits, invested at 7%
$196,795

$138,215 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$1,337,296
Cash to close, invested at 7%
$919,180

$120,750 put into an index fund instead of the down payment and closing costs.

Monthly shortfalls, invested
$418,116

$76,460 you'd have paid in while the building lost money, invested instead.

The building comes out $57,353 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 $1.39M, stocks $1.34M. The property wins.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.

4 bed / 1.5 bath estimate $2,050/mo · range $1,900–$2,200

AddressRentBd / BaSq ftDistanceListedMatch
2108 Talmage Ave SE, Minneapolis 55414 $2,000 4 / 2 3,124 0.5 mi 2026-09-30 94%
1078 11th Ave SE, Minneapolis 55414 off market $1,800 4 / 2 3,327 0.3 mi 2025-09-05 93%
1303 E Hennepin Ave, Minneapolis 55414 off market $1,800 4 / 2 — 0.1 mi 2025-10-09 91%
1083 18th Ave SE, Minneapolis 55414 off market $2,050 4 / 2 — 0.3 mi 2025-11-20 91%
958 15th Ave SE, Minneapolis 55414 $2,100 4 / 2 — 0.5 mi 2026-09-25 91%
1101 22nd Ave SE, Minneapolis 55414 off market $1,900 4 / 2 — 0.5 mi 2026-04-30 91%
1221-23 8th St SE, Minneapolis 55414 $2,300 4 / 2 — 0.5 mi 2026-01-12 91%
1700 Como Ave SE, Apt 1, Minneapolis 55414 off market $2,095 4 / 1 1,900 0.4 mi 2025-09-21 90%
1087 18th Ave SE, Minneapolis 55414 $2,200 4 / 2 1,800 0.3 mi 2026-09-29 89%
918 17th Ave SE, Apt 102, Minneapolis 55414 off market $2,000 4 / 2 1,659 0.6 mi 2026-03-17 87%

3 bed / 1.5 bath estimate $1,675/mo · range $1,525–$1,850

AddressRentBd / BaSq ftDistanceListedMatch
1109 13th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.2 mi 2025-10-09 91%
1114-16 14th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.2 mi 2026-09-29 91%
1062 11th Ave SE, Minneapolis 55414 $1,600 3 / 1 — 0.3 mi 2026-04-15 91%
742 Buchanan St NE, Minneapolis 55413 $1,700 3 / 1 — 0.5 mi 2026-04-02 91%
1109 17th Ave SE, Minneapolis 55414 $1,795 3 / 1.5 1,700 0.2 mi 2024-09-27 91%
1006 12th Ave SE, Minneapolis 55414 $1,640 3 / 2 2,000 0.4 mi 2026-09-04 91%
1008 12th Ave SE, Minneapolis 55414 off market $1,575 3 / 2 2,000 0.4 mi 2026-01-09 90%
650 Pierce St NE, Unit 2, Minneapolis 55413 off market $1,850 3 / 2 2,000 0.5 mi 2026-04-27 90%
1095 15th Ave SE, Minneapolis 55414 $1,500 3 / 1 3,982 0.2 mi 2025-05-13 90%
2108 Talmage Ave SE, Minneapolis 55414 $2,000 4 / 2 3,124 0.5 mi 2026-09-30 84%

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

  • mediumAsking is $158,921 above the price where cash flow breaks even ($366,079) at the default scenario. Based on: Derived: price $525,000 vs. break-even $366,079
  • mediumLower-level bedroom and kitchenette add a possible third cooking area. It may not be a legal separate unit, and rent depends on egress and licensing. Listing says: The lower level features a bedroom (included in the main floor bedroom count), its own bathroom, a small kitchenette, and an egress window. · AI review
  • mediumPrice is far above county market value, which suggests the ask is aggressive. Based on: data: county.market_value · AI review
  • low$279 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 1302924440060: special assessments (current) = $279.17
  • lowStudent-focused rental means heavy wear, yearly turnover and a seasonal leasing cycle. Listing says: located near campus, making it excellent for student housing · AI review

Opportunities

  • The seller bought for $237,000 in Sep 2003, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1302924440060: last sale 2003-09-01, $237,000
  • Minneapolis has no rent cap, so rents can follow the market. Rent per bedroom could be pushed if the unit is leased to students. Based on: data: underwriting.rent_rule · AI review
  • Original woodwork, hardwoods and built-ins give the units character that can support rents. Listing says: gorgeous hardwood floors, original unpainted woodwork, French doors · AI review
  • Seller has held since 2003 at $237K and has room to negotiate. Based on: data: county.last_sale_price · AI review

Questions for the agent

  • What are the current rents, lease end dates and security deposits for each unit?
  • Is the lower-level bedroom legal and covered by the rental license, and does it have its own kitchen?
  • Who pays heat? Is there one boiler or separate systems for each unit?
  • What does 'recently refreshed' cover, and what are the ages of the roof, boiler, windows and electrical panel?
  • What are the $279 special assessments for, and do they continue?
  • Why has it sat 47 days, and has the price changed?

Bottom line

Charming student-area duplex, but at $525K it loses about $850 a month, and it only works near $366K or lower. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)$5,542
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,736
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 1905: +1 pt capital reserve8% / 9%

Price history Realtor.com

On the market since 2026-08-19 (47 days); down $25,000 (4.5%) from the first ask of $550,000; last sold for $237,000 on 2003-09-29.

DateEventPrice
Price changed$525,000
Listed$550,000
Sold public record$237,000
Sold public record$47,000

County record Public record

Recorded asduplex
Living units2
Year built1905
Market value (2026)$291,800
Property tax$5,542
Special assessments$279
Homesteadno
Last sale2003-09-01 · $237,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 407 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).