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13125 Sylvan Ave

Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath unit split estimated · 1,330 sq ft

Lindstrom, MN · View the listing ↗

Cash flows
11 photos
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Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price
$325,000
2 units · $162K per unit
Monthly cash flow
$65
at 20% down, 7%
Estimated rent
$3,300/mo
medium confidence
Break-even price
$337,276
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

This is a Lindstrom duplex built in 1988 and listed at $325K, with a thin description that gives no rents, no lease status, no utilities and no repair history. Our underwriting at the asking price with 20% down shows about $65/month cash flow and a 6.6% cap rate, so it only just works, and any miss on taxes or vacancy erases it. The county record didn't match, so taxes and unit count are unverified. Start with the rent roll, the tax bill and who pays heat. The photos show baseboard electric heat and window AC units in at least one unit, which keeps the building simple but means electric heat bills for tenants or you. Worth a showing only if the real rents come in near our $1,650 estimates and the taxes are reasonable.

Things to consider

  1. Cash flow is razor thin at asking About $65/month leaves almost no cushion for repairs, vacancy or higher taxes. Our break-even price is only slightly above asking.
  2. Taxes and unit count are unverified The county record didn't match, so the real tax bill could differ from our assumption and change the numbers.
  3. No rent roll or lease information Our rent estimates are not actual income. You need current rents and lease terms to underwrite properly.Listing says: “solid rental potential”
  4. Heat and cooling set-up Electric baseboard and window AC point to tenant-paid electric, but confirm meters. If the owner pays, cash flow is negative.From photo 6
  5. Dated finishes may limit rent growth Original oak cabinets and old baths are workable, but budget for updates before pushing rents toward the high estimate.From photo 7

From the photos

Listing photo 3
1 of 7Check

Unit with dark wood trim and hardwood floors has an older oak kitchen with laminate counters, and appears dated but usable.

Listing photo 7
2 of 7Plus

Second unit has carpet, oak cabinets and vinyl flooring that look clean and dated but not worn out.

Listing photo 6
3 of 7Check

Window AC unit and electric baseboard heater appear in the second unit, so heat is probably electric.

Listing photo 4
4 of 7Concern

Window AC units appear in the first unit's bedroom and living areas, suggesting no central air.

Listing photo 5
5 of 7Concern

First unit bathroom has a dated vanity, vinyl floor and textured walls, appearing original or cosmetic only.

Listing photo 10
6 of 7Check

Second unit bathroom has an older fiberglass tub with tile surround and a wood vanity, and appears serviceable.

Listing photo 1
7 of 7Check

No photos show the exterior, roof, panel, water heater or basement, so major systems are unseen.

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

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
$325,000
Cash to close
$74,750
Price per unit
$162,500
GRM
8.2

Each month

Cash flow
$65/mo
Cash-on-cash
1.0%
Cap rate
6.6%
DSCR
1.04×

Break-even

Price that breaks even
$337,276
Rent that breaks even
$3,216/mo

Long run

Year 30: property vs stocks
$1.50M vs $569K
Cash flow turns positive
year 1

Monthly

Monthly breakdown

Rent$3,300
Vacancy (6%)−$198
Collected$3,102
Property tax Listing−$371
Insurance Estimate−$178
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (8% of rent)−$264
Capital reserve (8% of rent)−$264
Net operating income$1,795
Mortgage (principal + interest)−$1,730
Cash flow$65
Principal paid down (equity, not cash)$220

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$1,501,352
Your equity when you sell
$741,528

Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $260,000 of loan.

Rental profits, invested at 7%
$759,823

$364,295 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$569,016
Cash to close, invested at 7%
$569,016

$74,750 put into an index fund instead of the down payment and closing costs.

The building comes out $932,336 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 $1.50M, stocks $569K. 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.

3 bed / 1 bath estimate $1,650/mo · range $1,450–$1,825

AddressRentBd / BaSq ftDistanceListedMatch
11878 Lake Ln, Lindstrom 55045 off market $1,895 2 / 1 1,000 1.2 mi 2023-10-11 83%
6001-6023 E Viking Blvd, Wyoming 55092 $1,497 3 / 1 990 7.8 mi 2025-12-11 82%
6001 E Viking Blvd, Apt 105, Wyoming 55092 off market $1,497 3 / 1 990 7.8 mi 2026-09-26 82%
290 9th Ave SW, Forest Lake 55025 $1,789 3 / 1 1,138 10.9 mi 2025-01-16 80%
38516 Oakview Cir, North Branch 55056 $1,525 3 / 1.5 1,260 11.0 mi 2026-01-23 80%
1777 10th St SE, Forest Lake 55025 $1,561 3 / 1 1,050 10.7 mi 2025-11-08 79%
912 4th St SW, Forest Lake 55025 $1,447 3 / 1 1,020 10.9 mi 2022-12-22 78%
655 12th St SW, Forest Lake 55025 off market $1,437 3 / 1 1,020 11.0 mi 2024-06-22 78%
957 7th Ave SW, Forest Lake 55025 $1,390 3 / 1 990 11.0 mi 2026-08-06 77%
29667 N Ct, Chisago City, Chisago City 55013 off market $1,995 3 / 1.5 1,500 2.3 mi 2026-09-24 77%

2 bed / 1 bath estimate $1,650/mo · range $1,400–$1,925

AddressRentBd / BaSq ftDistanceListedMatch
11878 Lake Ln, Lindstrom 55045 off market $1,895 2 / 1 1,000 1.2 mi 2023-10-11 92%
956 12th St SW, Forest Lake 55025 off market $1,259 2 / 1 900 5.4 mi 2025-01-03 84%
26890 Goldman Blvd, Wyoming 55092 off market $1,459 2 / 1 1,072 7.5 mi 2026-06-29 84%
31079 Magnolia Ridge Way, Lindstrom 55045 off market $2,250 2 / 1 1,502 0.7 mi 2026-02-17 82%
30055 Olinda Trl, Apt 321, Lindstrom 55045 $1,660 2 / 1 1,100 0.3 mi 2026-10-03 81%
1246 4th St SE, Forest Lake 55025 off market $1,643 2 / 1.5 1,287 10.7 mi 2026-04-14 80%
102 Ridge Rd, Apt 4, Osceola, WI 54020 $1,615 2 / 2 1,200 8.3 mi 2026-08-08 80%
102 Ridge Rd, Apt 6, Osceola, WI 54020 off market $1,595 2 / 2 1,200 8.3 mi 2025-09-19 80%
5530 267th St, Wyoming 55092 off market $1,225 2 / 1 900 8.3 mi 2026-03-19 80%
102 Ridge Rd, Apt 12, Osceola, WI 54020 $1,645 2 / 2 1,150 8.3 mi 2026-07-02 79%

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

  • mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 13125 SYLVAN AVE
  • mediumNo rents, lease terms or utility details given for either unit. Listing says: solid rental potential · AI review
  • mediumCash flow is thin at asking, so small errors in taxes, vacancy or repairs could turn it negative. Based on: data: underwriting.cash_flow_monthly · AI review
  • lowBoth units appear to use window AC and electric baseboard heat, which suggests comfort and utility cost issues. Based on: photo 6 · AI review

Opportunities

  • No rent cap, so rents can follow the market after turnover. Based on: data: underwriting.rent_rule · AI review
  • Spacious yard and quiet area could help with tenant retention. Listing says: the spacious yard provides room to relax, garden · AI review

Questions for the agent

  • What are the current rents, lease end dates and deposits for each unit?
  • Which utilities does each tenant pay, and are there separate meters?
  • What are the actual annual taxes, and is the property currently homestead?
  • What are the roof, water heater and window ages?
  • Is the lower unit's bedroom legal with egress?
  • Why has it been on the market 38 days, and is the seller flexible on price?

Bottom line

A plain 1988 duplex that roughly breaks even at $325K, so confirm real rents and taxes before bothering to offer. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.$4,454
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,132
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. base rate8% / 8%

Price history Realtor.com

On the market since 2026-08-28 (38 days); last sold for $105,000 on 2007-12-06.

DateEventPrice
Listed$325,000
Sold public record$105,000
Sold public record$170,000
Sold public record$150,000

From the listing Listing

Listed asduplex up and down
Property tax, 2026$4,454
CountyChisago
Parcel number150045700

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Lindstrom on rental licensing before you buy.