1332 Logan Ave N
Duplex · 2 units: 2 bed / 1 bath and 1 bed / 1 bath unit split estimated · 1,824 sq ft
Minneapolis, MN · Willard - Hay · View the listing ↗
Photos, via Realtor.com.
Needs more info before these numbers mean much. The city's rental license covers 1 unit(s); this analysis counts 2.
- Asking price
- $290,000 2 units · $145K per unit
- Monthly cash flow
- −$4 at 20% down, 7%
- Estimated rent
- $2,800/mo medium confidence
- Break-even price
- $289,232 where cash flow hits $0
First look
Minneapolis duplex asking $290K, 450 days on market, and our numbers land at about break-even (-$4/mo, 6.4% cap at 20% down). That means it only works if you can negotiate or if rents beat our estimates. The listing gives no rents, no lease info and no utility details, so the first ask is a rent roll. The updates look cosmetic (flooring, paint, AC, roof), and the kitchens and baths are dated. The city rental license covers only 1 unit, so confirm the second unit is legal and licensable. Worth a showing only if the price comes down meaningfully.
Things to consider
- Cash flow is break-even at asking There is no cushion for repairs, vacancy or higher taxes; price needs to come down or rents need to beat our estimates.
- Rental license covers only 1 unit If the second unit isn't licensed, you may face compliance costs or lose income until it is.
- Taxes will likely rise for an investor The current bill reflects homestead status, so real operating costs are probably higher than shown.
- Asking price far above county value and past sale The seller paid $27K in 2009 and the county values it at $195K, so $290K leaves little margin.
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
- neededGeneral TLC neededListing says: the property could use a little TLC to make it truly shine
- doneNew central ACListing says: New central AC
- doneFresh interior and exterior paintListing says: Fresh interior and exterior paint
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
- $290,000
- Cash to close
- $37,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$360/mo
- Cash-on-cash
- −11.5%
- Cap rate
- 6.4%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $235,017
- Rent that breaks even
- $3,262/mo
Long run
- Year 30: property vs stocks
- $1.07M vs $380K
- Cash flow turns positive
- year 6
The deal
- Price
- $290,000
- Cash to close
- $37,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$597/mo
- Cash-on-cash
- −19.0%
- Cap rate
- 5.4%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $198,854
- Rent that breaks even
- $3,659/mo
Long run
- Year 30: property vs stocks
- $843K vs $520K
- Cash flow turns positive
- year 12
The deal
- Price
- $280,000
- Cash to close
- $36,400
- Price per unit
- $140,000
- GRM
- 8.3
Each month
- Cash flow
- −$295/mo
- Cash-on-cash
- −9.7%
- Cap rate
- 6.6%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $235,017
- Rent that breaks even
- $3,178/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $349K
- Cash flow turns positive
- year 5
The deal
- Price
- $280,000
- Cash to close
- $36,400
- Price per unit
- $140,000
- GRM
- 8.3
Each month
- Cash flow
- −$532/mo
- Cash-on-cash
- −17.5%
- Cap rate
- 5.6%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $198,854
- Rent that breaks even
- $3,564/mo
Long run
- Year 30: property vs stocks
- $848K vs $469K
- Cash flow turns positive
- year 11
The deal
- Price
- $290,000
- Cash to close
- $66,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$4/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 6.4%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $289,232
- Rent that breaks even
- $2,805/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $508K
- Cash flow turns positive
- year 2
The deal
- Price
- $290,000
- Cash to close
- $66,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$241/mo
- Cash-on-cash
- −4.3%
- Cap rate
- 5.4%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $244,726
- Rent that breaks even
- $3,147/mo
Long run
- Year 30: property vs stocks
- $947K vs $576K
- Cash flow turns positive
- year 8
The deal
- Price
- $280,000
- Cash to close
- $64,400
- Price per unit
- $140,000
- GRM
- 8.3
Each month
- Cash flow
- $49/mo
- Cash-on-cash
- 0.9%
- Cap rate
- 6.6%
- DSCR
- 1.03×
Break-even
- Price that breaks even
- $289,232
- Rent that breaks even
- $2,737/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $490K
- Cash flow turns positive
- year 1
The deal
- Price
- $280,000
- Cash to close
- $64,400
- Price per unit
- $140,000
- GRM
- 8.3
Each month
- Cash flow
- −$188/mo
- Cash-on-cash
- −3.5%
- Cap rate
- 5.6%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $244,726
- Rent that breaks even
- $3,070/mo
Long run
- Year 30: property vs stocks
- $961K vs $535K
- Cash flow turns positive
- year 6
The deal
- Price
- $290,000
- Cash to close
- $81,200
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- $92/mo
- Cash-on-cash
- 1.4%
- Cap rate
- 6.4%
- DSCR
- 1.06×
Break-even
- Price that breaks even
- $308,515
- Rent that breaks even
- $2,682/mo
Long run
- Year 30: property vs stocks
- $1.36M vs $618K
- Cash flow turns positive
- year 1
The deal
- Price
- $290,000
- Cash to close
- $81,200
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$144/mo
- Cash-on-cash
- −2.1%
- Cap rate
- 5.4%
- DSCR
- 0.90×
Break-even
- Price that breaks even
- $261,041
- Rent that breaks even
- $3,008/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $647K
- Cash flow turns positive
- year 5
The deal
- Price
- $280,000
- Cash to close
- $78,400
- Price per unit
- $140,000
- GRM
- 8.3
Each month
- Cash flow
- $142/mo
- Cash-on-cash
- 2.2%
- Cap rate
- 6.6%
- DSCR
- 1.10×
Break-even
- Price that breaks even
- $308,515
- Rent that breaks even
- $2,618/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $597K
- Cash flow turns positive
- year 1
The deal
- Price
- $280,000
- Cash to close
- $78,400
- Price per unit
- $140,000
- GRM
- 8.3
Each month
- Cash flow
- −$95/mo
- Cash-on-cash
- −1.4%
- Cap rate
- 5.6%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $261,041
- Rent that breaks even
- $2,936/mo
Long run
- Year 30: property vs stocks
- $1.04M vs $611K
- Cash flow turns positive
- year 4
Monthly
Monthly breakdown
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,539 |
| Mortgage (principal + interest) | −$1,736 |
| PMI | −$163 |
| Cash flow | −$360 |
| Principal paid down (equity, not cash) | $221 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $1,303 |
| Mortgage (principal + interest) | −$1,736 |
| PMI | −$163 |
| Cash flow | −$597 |
| Principal paid down (equity, not cash) | $221 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,539 |
| Mortgage (principal + interest) | −$1,677 |
| PMI | −$158 |
| Cash flow | −$295 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $1,303 |
| Mortgage (principal + interest) | −$1,677 |
| PMI | −$158 |
| Cash flow | −$532 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,539 |
| Mortgage (principal + interest) | −$1,544 |
| Cash flow | −$4 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $1,303 |
| Mortgage (principal + interest) | −$1,544 |
| Cash flow | −$241 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,539 |
| Mortgage (principal + interest) | −$1,490 |
| Cash flow | $49 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $1,303 |
| Mortgage (principal + interest) | −$1,490 |
| Cash flow | −$188 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,539 |
| Mortgage (principal + interest) | −$1,447 |
| Cash flow | $92 |
| Principal paid down (equity, not cash) | $184 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $1,303 |
| Mortgage (principal + interest) | −$1,447 |
| Cash flow | −$144 |
| Principal paid down (equity, not cash) | $184 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,539 |
| Mortgage (principal + interest) | −$1,397 |
| Cash flow | $142 |
| Principal paid down (equity, not cash) | $178 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$227 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $1,303 |
| Mortgage (principal + interest) | −$1,397 |
| Cash flow | −$95 |
| Principal paid down (equity, not cash) | $178 |
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
- $661,672
- Rental profits, invested at 7%
- $409,877
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $261,000 of loan.
$228,960 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $286,982
- Monthly shortfalls, invested
- $93,455
$37,700 put into an index fund instead of the down payment and closing costs.
$14,353 you'd have paid in while the building lost money, invested instead.
The building comes out $691,112 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $180,945
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $261,000 of loan.
$118,804 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $286,982
- Monthly shortfalls, invested
- $232,989
$37,700 put into an index fund instead of the down payment and closing costs.
$39,434 you'd have paid in while the building lost money, invested instead.
The building comes out $322,645 ahead after 30 years.
- Your equity when you sell
- $638,855
- Rental profits, invested at 7%
- $458,051
Sells for $679,633 (value up 3% a year), minus 6% selling cost ($40,778). Rent paid down $252,000 of loan.
$247,426 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $277,086
- Monthly shortfalls, invested
- $72,016
$36,400 put into an index fund instead of the down payment and closing costs.
$10,993 you'd have paid in while the building lost money, invested instead.
The building comes out $747,804 ahead after 30 years.
- Your equity when you sell
- $638,855
- Rental profits, invested at 7%
- $209,146
Sells for $679,633 (value up 3% a year), minus 6% selling cost ($40,778). Rent paid down $252,000 of loan.
$132,828 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $277,086
- Monthly shortfalls, invested
- $191,577
$36,400 put into an index fund instead of the down payment and closing costs.
$31,631 you'd have paid in while the building lost money, invested instead.
The building comes out $379,338 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $585,944
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $232,000 of loan.
$291,943 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $507,737
- Monthly shortfalls, invested
- $349
$66,700 put into an index fund instead of the down payment and closing costs.
$49 you'd have paid in while the building lost money, invested instead.
The building comes out $739,530 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $285,453
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $232,000 of loan.
$167,450 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $507,737
- Monthly shortfalls, invested
- $68,324
$66,700 put into an index fund instead of the down payment and closing costs.
$10,791 you'd have paid in while the building lost money, invested instead.
The building comes out $371,063 ahead after 30 years.
- Your equity when you sell
- $638,855
- Rental profits, invested at 7%
- $645,927
Sells for $679,633 (value up 3% a year), minus 6% selling cost ($40,778). Rent paid down $224,000 of loan.
$311,055 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $490,229
$64,400 put into an index fund instead of the down payment and closing costs.
The building comes out $794,553 ahead after 30 years.
- Your equity when you sell
- $638,855
- Rental profits, invested at 7%
- $322,076
Sells for $679,633 (value up 3% a year), minus 6% selling cost ($40,778). Rent paid down $224,000 of loan.
$182,664 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $490,229
- Monthly shortfalls, invested
- $44,616
$64,400 put into an index fund instead of the down payment and closing costs.
$6,845 you'd have paid in while the building lost money, invested instead.
The building comes out $426,086 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $694,946
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $217,500 of loan.
$326,623 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $618,115
$81,200 put into an index fund instead of the down payment and closing costs.
The building comes out $738,503 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $355,210
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $217,500 of loan.
$195,695 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $618,115
- Monthly shortfalls, invested
- $28,731
$81,200 put into an index fund instead of the down payment and closing costs.
$4,308 you'd have paid in while the building lost money, invested instead.
The building comes out $370,036 ahead after 30 years.
- Your equity when you sell
- $638,855
- Rental profits, invested at 7%
- $751,506
Sells for $679,633 (value up 3% a year), minus 6% selling cost ($40,778). Rent paid down $210,000 of loan.
$344,586 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $596,801
$78,400 put into an index fund instead of the down payment and closing costs.
The building comes out $793,561 ahead after 30 years.
- Your equity when you sell
- $638,855
- Rental profits, invested at 7%
- $397,438
Sells for $679,633 (value up 3% a year), minus 6% selling cost ($40,778). Rent paid down $210,000 of loan.
$211,454 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $596,801
- Monthly shortfalls, invested
- $14,398
$78,400 put into an index fund instead of the down payment and closing costs.
$2,103 you'd have paid in while the building lost money, invested instead.
The building comes out $425,095 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 $1.07M, stocks $380K. The property wins.
Year 30 (loan paid off): property $843K, stocks $520K. The property wins.
Year 30 (loan paid off): property $1.10M, stocks $349K. The property wins.
Year 30 (loan paid off): property $848K, stocks $469K. The property wins.
Year 30 (loan paid off): property $1.25M, stocks $508K. The property wins.
Year 30 (loan paid off): property $947K, stocks $576K. The property wins.
Year 30 (loan paid off): property $1.28M, stocks $490K. The property wins.
Year 30 (loan paid off): property $961K, stocks $535K. The property wins.
Year 30 (loan paid off): property $1.36M, stocks $618K. The property wins.
Year 30 (loan paid off): property $1.02M, stocks $647K. The property wins.
Year 30 (loan paid off): property $1.39M, stocks $597K. The property wins.
Year 30 (loan paid off): property $1.04M, stocks $611K. 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.
2 bed / 1 bath estimate $1,550/mo · range $1,300–$1,800
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1407 N Girard Ave, Unit 2, Minneapolis 55411 off market | $1,900 | 2 / 1 | 0.3 mi | 95% |
| 1411 N Girard Ave, Unit 1, Minneapolis 55411 off market | $1,900 | 2 / 1 | 0.3 mi | 93% |
| 506 Newton Ave N, Minneapolis 55405 off market | $1,400 | 2 / 1 | 0.7 mi | 93% |
| 519 Russell Ave N, Apt 1, Minneapolis 55405 off market | $1,650 | 2 / 1 | 0.8 mi | 93% |
| 314 Knox Ave N, Minneapolis 55405 off market | $1,375 | 2 / 1 | 0.8 mi | 93% |
| 1715 Glenwood Ave, Minneapolis 55405 off market | $1,260 | 2 / 1 | 0.8 mi | 93% |
| 2208-2210 Glenwood Ave, Minneapolis 55405 off market | $1,299 | 2 / 1 | 0.9 mi | 93% |
| 155 Cedar Lake Rd N, Minneapolis 55405 off market | $1,100 | 2 / 1 | 1.0 mi | 93% |
| 238 Irving Ave N, Minneapolis 55405 off market | $1,360 | 2 / 1 | 0.9 mi | 93% |
| 816 21st Ave N, Apt 102, Minneapolis 55411 | $1,788 | 2 / 1 | 0.8 mi | 91% |
1 bed / 1 bath estimate $1,250/mo · range $950–$1,550
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1430 N Irving Ave, Rms 1 & 2, Minneapolis 55411 off market | $650 | 1 / 1 | 0.2 mi | 94% |
| 224 Humboldt Ave N, Minneapolis 55405 off market | $1,099 | 1 / 1 | 1.0 mi | 92% |
| 222 Logan Ave N, Apt 3, Minneapolis 55405 off market | $1,250 | 1 / 1 | 1.0 mi | 88% |
| 222 Logan Ave N, Apt 1, Minneapolis 55405 off market | $1,250 | 1 / 1 | 1.0 mi | 88% |
| 1709 26th Ave N, Apt 3, Minneapolis 55411 off market | $1,250 | 1 / 1 | 0.9 mi | 87% |
| 222 Logan Ave N, Apt 2, Minneapolis 55405 off market | $1,250 | 1 / 1 | 1.0 mi | 86% |
| 1407 N Girard Ave, Unit 2, Minneapolis 55411 off market | $1,900 | 2 / 1 | 0.3 mi | 85% |
| 1707 Glenwood Ave, Minneapolis 55405 off market | $950 | 1 / 1 | 0.8 mi | 85% |
| 2603 Golden Valley Rd, Minneapolis 55411 | $945 | 1 / 1 | 0.7 mi | 85% |
| 1239 Sheridan Ave N, Minneapolis 55411 | $949 | 1 / 1 | 0.5 mi | 85% |
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
- highThe city's rental license covers 1 unit(s); this analysis counts 2. Public record: Minneapolis Active Rental Licenses: 1332 LOGAN AVE N, units=1
- highDescription gives no rents, lease status, or utility setup, so income is unverified. Listing says: strong rental potential in a highly desirable area · AI review
- medium450 days on market suggests the price has not matched what buyers see in the numbers. Based on: data: listing.days_on_market · AI review
- mediumCounty market value is well below the asking price. Based on: data: county.market_value · AI review
- mediumHomestead tax classification; an investor will pay a higher non-homestead rate, so real taxes are likely above $2,616. Based on: data: county.homestead · AI review
Opportunities
- The seller bought for $27,000 in May 2009, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1602924340117: last sale 2009-05-01, $27,000
- Long time on market: room to negotiate. Based on: Listing data: 450 days on market
- Seller's low basis and long listing give room to negotiate hard. Based on: data: listing.days_on_market · AI review
- Minneapolis has no rent cap, so rents can rise to market after a refresh. Based on: data: underwriting.rent_rule · AI review
- Dated kitchens and baths leave room for value-add updates. Based on: photo 6 · AI review
Questions for the agent
- What are current rents, lease terms and security deposits for each unit? Can I see the rent roll?
- Which utilities does the owner pay, and are there separate meters and furnaces?
- Is the second unit licensed? Why does the city license show only 1 unit?
- Who did the roof and AC, and are there permits and dates?
- Why has it sat 450 days, and have there been price cuts or offers?
- Is the owner living in one unit, and will it be delivered vacant?
Bottom line
Break-even at asking with cosmetic updates and an unclear license, so only worth pursuing at a clearly lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2025. 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. | $2,719 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,256 |
| 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 rate | 8% / 8% |
Price history Realtor.com
On the market since 2025-07-12 (450 days); down $10,000 (3.3%) from the first ask of $300,000; last sold for $27,000 on 2009-09-11.
| Date | Event | Price |
|---|---|---|
| Price changed | $290,000 | |
| Price changed | $295,000 | |
| Listed | $300,000 | |
| Removed | $115,000 | |
| Removed | $115,000 | |
| Removed | $115,000 | |
| Listed | $115,000 | |
| Sold public record | $27,000 | |
| Removed | $26,900 | |
| Price changed | $30,900 | |
| Listed | $41,899 | |
| Sold public record | $185,000 | |
| Sold public record | $83,000 | |
| Sold public record | $26,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1962 |
| Market value (2026) | $195,300 |
| Property tax | $2,616 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2009-05-01 · $27,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 1 unit(s), Tier 1, status active, renews 2026-03-01.
Nearest highway
I 94, about 1199 m away.
Crime in Willard - Hay
426 incidents in the last 12 months (48 per 1,000 residents), +12% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).