16001 Nowthen Blvd NW

Duplex · 2 units: 3 bed / 2 bath ×2 unit split estimated · 3,286 sq ft

44 photos

Photos courtesy of Re/Max Prodigy, via Realtor.com.

Asking price: $459,900
Monthly cash flow: −$218
Estimated rent: $4,050/mo
Break-even price: $418,990

Adjust the numbers See the full breakdown

From the listing

THIS IS NOT YOUR TYPICAL DUPLEX! RARE OPPORTUNITY to own an exceptionally spacious up/down duplex situated on a 1.75 acre lot with mature trees and plenty of outdoor space. Each level offers approximately 1,643 finished square feet with 3 bedrooms and 2 baths, giving you more than 3,200 finished square feet between the two units. Both units offer generous room sizes, private primary bedroom suites with 3/4 baths, beautiful oak woodwork, fireplaces, central air, kitchen windows, informal dining areas and individual washer/dryer hookups. The upper unit also features a large 30' x 8' deck, creating additional outdoor living space. Major exterior improvements include new steel siding and architectural shingles, adding durability, curb appeal and long-term value. The property also features an impressive large detached garage/outbuilding with separate garage spaces for the units, plus an additional insulated garage bay - ideal for vehicles, storage, toys, hobbies, equipment or workshop space. This unique property offers tremendous flexibility for an owner-occupant, investor or multi-generational household. Live in one spacious unit while renting the other, accommodate extended family, or add a substantial duplex to your investment portfolio. MUST SEE!!!

Listing courtesy of Re/Max Prodigy (Benjamin Fritz). Description from Realtor.com, MLS #7138123. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a big 3-bed/2-bath up/down on 1.75 acres in Andover, listed at $459,900. Our numbers show about -$218/month at the ask with a 5.8% cap rate, and the break-even price is near $419K, so it doesn't work as a pure rental at today's rates. It reads better as an owner-occupant deal: live in one unit and rent the other. The description gives no rents, lease status, taxes or heat details, so get those first. We also couldn't match a county parcel, so confirm the unit count, the legal duplex status and the tax bill. The photos show updated finishes but only a few rooms, so a showing is worth it only if the seller comes down or you plan to live there.

Things to consider

Doesn't cash flow at the asking price Our model shows negative monthly cash flow and a break-even price near $419K. Price needs to fall or you need to live in one unit.
Rents are unknown Our estimate is about $2,025 per unit, but the listing gives no actual rents or leases. Verify before trusting any income number.
Owner-occupant angle is the strongest use Living in one unit while renting the other offsets costs and may open owner-occupant financing. Confirm lender rules for 2-unit properties.Listing says: “Live in one spacious unit while renting the other”
Taxes and unit status unverified Without a parcel match, the tax bill and legal unit count are unknown. Acreage and a duplex can both change the assessed value.
Recent exterior work lowers near-term capital risk New siding and shingles reduce the big-ticket exterior spending, but ask for dates and permits.Listing says: “Major exterior improvements include new steel siding and architectural shingles”
Large deck and stairs are a liability item The upper deck and outside stairs get heavy use and weather exposure. Have the structure inspected.From photo 9

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

doneNew steel sidingListing says: Major exterior improvements include new steel siding and architectural shingles
doneNew architectural shingles (roof)Listing says: Major exterior improvements include new steel siding and architectural shingles

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: $459,900
Cash to close: $105,777
Price per unit: $229,950
GRM: 9.5

Each month

Cash flow: −$218/mo
Cash-on-cash: −2.5%
Cap rate: 5.8%
DSCR: 0.91×

Break-even

Price that breaks even: $418,990
Rent that breaks even: $4,329/mo

Long run

Year 30: property vs stocks: $1.70M vs $845K
Cash flow turns positive: year 5

Monthly

Monthly breakdown

Rent	$4,050
Vacancy (6%)	−$243
Collected	$3,807
Property tax Listing	−$480
Insurance Estimate	−$218
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$324
Capital reserve (8% of rent)	−$324
Net operating income	$2,230
Mortgage (principal + interest)	−$2,448
Cash flow	−$218
Principal paid down (equity, not cash)	$311

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$1,697,583

Your equity when you sell: $1,049,320
Rental profits, invested at 7%: $648,263

Same money in stocks$844,818

Cash to close, invested at 7%: $805,202
Monthly shortfalls, invested: $39,617

The building comes out $852,765 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 $1.70M, stocks $845K. 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 / 2 bath estimate $2,025/mo · range $1,625–$2,425

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
411 Belle Aire Dr, Champlin 55316 off market	$2,275	3 / 1.5	1,890	5.0 mi	2025-10-08	80%
1048 Lincoln St, Apt 202, Anoka 55303	$1,945	3 / 2	1,100	4.7 mi	2026-01-28	77%
5313 140th Ave NW, Ramsey 55303 off market	$2,195	3 / 2	—	2.9 mi	2026-02-06	75%
2820 2826 Euclid Ave, Anoka 55303 off market	$1,249	2 / 1	—	3.8 mi	2026-02-10	74%
14601 Helium St NW, Ramsey 55303 off market	$2,245	3 / 2	2,004	2.0 mi	2026-03-22	73%
14780 Fluorine St NW, Ramsey 55303 off market	$2,200	3 / 2	1,940	1.9 mi	2026-05-13	73%
1845 S Ferry St, Apt 112, Anoka 55303 off market	$1,349	2 / 1	—	4.7 mi	2026-05-27	72%
5538 153rd Ct NW, Ramsey 55303 off market	$1,850	3 / 2	1,600	1.4 mi	2026-02-23	71%
852 8th Ln, Anoka 55303 off market	$1,126	2 / 1	—	5.8 mi	2026-03-19	71%
105 Dean Ave E, Apt 5, Champlin 55316 off market	$1,599	3 / 1	1,060	5.4 mi	2026-03-19	71%

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

highNegative cash flow at asking price; break-even is about $41K below ask Based on: data: underwriting.cash_flow_monthly · AI review
mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 16001 NOWTHEN BLVD NW
mediumParcel not matched, so taxes, unit count and rental status are unverified Based on: data: rule_flags · AI review
mediumNo rent, lease or occupancy information given. Photos show a vacant-looking room and lived-in rooms, so occupancy is unclear. Based on: photo 6 · AI review
mediumRural/acreage property likely on well and septic. Not stated, so verify. Based on: data: county.heat_type · AI review

Opportunities

Owner-occupy one unit and rent the other to cut housing cost Listing says: Live in one spacious unit while renting the other · AI review
Extra insulated garage bay and outbuilding could earn storage or workshop rent Listing says: plus an additional insulated garage bay · AI review
No rent cap lets rents rise with the market Based on: data: underwriting.rent_rule · AI review

Questions for the agent

What are the current rents, lease terms and security deposits for each unit, and is either vacant?
Is the property on well and septic or city utilities, and when was the septic last inspected?
What is the actual property tax bill and is it homestead or non-homestead?
Is it a legal, licensed duplex with Andover rental approval?
What heating system serves each unit, and does each have separate meters for gas and electric?
How old are the roof and siding, and are there permits for the work?

Bottom line

Big, updated duplex on acreage that loses money as a pure rental at $459,900, so it makes sense mainly as an owner-occupant buy or at a lower price. 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.	$5,766
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,622
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 2026-09-03 (32 days); down $25,000 (5.2%) from the first ask of $484,900; last sold for $217,000 on 2016-06-13.

Date	Event	Price
2026-09-28	Price changed	$459,900
2026-09-03	Listed	$484,900
2016-06-13	Sold public record	$217,000
2013-03-08	Sold	$215,000
2013-02-26	Relisted	$219,900
2013-02-13	Removed	$219,900
2013-01-14	Price changed	$219,900
2012-10-26	Price changed	$224,900
2012-09-29	Removed	$229,900
2012-09-29	Listed	$229,900
2012-09-28	Listed	$229,000
2003-03-28	Sold	$240,000
2002-08-09	Listed	$239,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$5,766
County	Anoka
Parcel number	153225410001

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 Andover on rental licensing before you buy.