1622 Girard Ave N
Duplex · 2 units: 4 bed / 1 bath and 3 bed / 1 bath · 2,780 sq ft
Minneapolis, MN · Near - North · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $330,000 2 units · $165K per unit
- Monthly cash flow
- $509 at 20% down, 7%
- Estimated rent
- $4,125/mo high confidence
- Break-even price
- $425,712 where cash flow hits $0
First look
This is a thin listing: one sentence, no rents, no lease terms, no utilities, no system ages. The 4-bed upper and 3-bed main are the only unit facts. Our estimates are about $2,100 and $2,025, or roughly $4,125 a month combined. At the $330K ask that gives about $509 a month of cash flow and an 8.2% cap rate, so it works with 20% down. Break-even price is about $425,712, so there's a decent cushion. The unit that was just turned over looks like cosmetic work, and photos show nothing on the boiler, panel, roof or foundation. Get the rent roll and inspect systems before spending time on a showing.
Things to consider
- Cash flow is modest at the ask At about $509 a month and an 8.2% cap rate, a long vacancy or a big repair bill could still wipe out the profit. Break-even price is well above the ask.
- No rents or lease terms disclosed Our $4,125 combined rent estimate is the only income number. Actual rents could be lower, and the listing doesn't say if either unit is occupied.
- Quick resale after a high 2025 sale The last sale price is more than three times the ask. It may be a portfolio or non-arm's-length sale, but you should find out why the owner is selling again.
- Heat and systems are unknown in a 1910 building Hot-water heat means a boiler, and old wiring is visible in the attic photos. If the owner pays heat, expenses rise a lot.
- Taxes are high relative to value Non-homestead tax is about $5,421 a year, a large drag on income at this price. Reassessment after a sale could push it higher.
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
- doneOne unit freshly turned over with new appliances, flooring and paintListing says: 1 unit freshly turned over with new appliances, flooring, paint and ready for a new owner/investor
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
- $330,000
- Cash to close
- $42,900
- Price per unit
- $165,000
- GRM
- 6.7
Each month
- Cash flow
- $104/mo
- Cash-on-cash
- 2.9%
- Cap rate
- 8.2%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $345,915
- Rent that breaks even
- $3,990/mo
Long run
- Year 30: property vs stocks
- $1.90M vs $327K
- Cash flow turns positive
- year 1
The deal
- Price
- $330,000
- Cash to close
- $42,900
- Price per unit
- $165,000
- GRM
- 6.7
Each month
- Cash flow
- −$245/mo
- Cash-on-cash
- −6.8%
- Cap rate
- 7.0%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $292,638
- Rent that breaks even
- $4,482/mo
Long run
- Year 30: property vs stocks
- $1.41M vs $379K
- Cash flow turns positive
- year 5
The deal
- Price
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 6.5
Each month
- Cash flow
- $170/mo
- Cash-on-cash
- 4.9%
- Cap rate
- 8.5%
- DSCR
- 1.08×
Break-even
- Price that breaks even
- $345,915
- Rent that breaks even
- $3,905/mo
Long run
- Year 30: property vs stocks
- $1.94M vs $317K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 6.5
Each month
- Cash flow
- −$179/mo
- Cash-on-cash
- −5.2%
- Cap rate
- 7.2%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $292,638
- Rent that breaks even
- $4,386/mo
Long run
- Year 30: property vs stocks
- $1.43M vs $349K
- Cash flow turns positive
- year 5
The deal
- Price
- $330,000
- Cash to close
- $75,900
- Price per unit
- $165,000
- GRM
- 6.7
Each month
- Cash flow
- $509/mo
- Cash-on-cash
- 8.1%
- Cap rate
- 8.2%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $425,712
- Rent that breaks even
- $3,463/mo
Long run
- Year 30: property vs stocks
- $2.20M vs $578K
- Cash flow turns positive
- year 1
The deal
- Price
- $330,000
- Cash to close
- $75,900
- Price per unit
- $165,000
- GRM
- 6.7
Each month
- Cash flow
- $160/mo
- Cash-on-cash
- 2.5%
- Cap rate
- 7.0%
- DSCR
- 1.09×
Break-even
- Price that breaks even
- $360,145
- Rent that breaks even
- $3,891/mo
Long run
- Year 30: property vs stocks
- $1.66M vs $578K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 6.5
Each month
- Cash flow
- $563/mo
- Cash-on-cash
- 9.2%
- Cap rate
- 8.5%
- DSCR
- 1.33×
Break-even
- Price that breaks even
- $425,712
- Rent that breaks even
- $3,394/mo
Long run
- Year 30: property vs stocks
- $2.24M vs $560K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 6.5
Each month
- Cash flow
- $214/mo
- Cash-on-cash
- 3.5%
- Cap rate
- 7.2%
- DSCR
- 1.13×
Break-even
- Price that breaks even
- $360,145
- Rent that breaks even
- $3,813/mo
Long run
- Year 30: property vs stocks
- $1.70M vs $560K
- Cash flow turns positive
- year 1
The deal
- Price
- $330,000
- Cash to close
- $92,400
- Price per unit
- $165,000
- GRM
- 6.7
Each month
- Cash flow
- $619/mo
- Cash-on-cash
- 8.0%
- Cap rate
- 8.2%
- DSCR
- 1.38×
Break-even
- Price that breaks even
- $454,093
- Rent that breaks even
- $3,321/mo
Long run
- Year 30: property vs stocks
- $2.33M vs $703K
- Cash flow turns positive
- year 1
The deal
- Price
- $330,000
- Cash to close
- $92,400
- Price per unit
- $165,000
- GRM
- 6.7
Each month
- Cash flow
- $270/mo
- Cash-on-cash
- 3.5%
- Cap rate
- 7.0%
- DSCR
- 1.16×
Break-even
- Price that breaks even
- $384,155
- Rent that breaks even
- $3,731/mo
Long run
- Year 30: property vs stocks
- $1.78M vs $703K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 6.5
Each month
- Cash flow
- $669/mo
- Cash-on-cash
- 9.0%
- Cap rate
- 8.5%
- DSCR
- 1.42×
Break-even
- Price that breaks even
- $454,093
- Rent that breaks even
- $3,256/mo
Long run
- Year 30: property vs stocks
- $2.36M vs $682K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 6.5
Each month
- Cash flow
- $320/mo
- Cash-on-cash
- 4.3%
- Cap rate
- 7.2%
- DSCR
- 1.20×
Break-even
- Price that breaks even
- $384,155
- Rent that breaks even
- $3,658/mo
Long run
- Year 30: property vs stocks
- $1.82M vs $682K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Net operating income | $2,266 |
| Mortgage (principal + interest) | −$1,976 |
| PMI | −$186 |
| Cash flow | $104 |
| Principal paid down (equity, not cash) | $251 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Property management | −$349 |
| Net operating income | $1,917 |
| Mortgage (principal + interest) | −$1,976 |
| PMI | −$186 |
| Cash flow | −$245 |
| Principal paid down (equity, not cash) | $251 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Net operating income | $2,266 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | $170 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Property management | −$349 |
| Net operating income | $1,917 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$179 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Net operating income | $2,266 |
| Mortgage (principal + interest) | −$1,756 |
| Cash flow | $509 |
| Principal paid down (equity, not cash) | $223 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Property management | −$349 |
| Net operating income | $1,917 |
| Mortgage (principal + interest) | −$1,756 |
| Cash flow | $160 |
| Principal paid down (equity, not cash) | $223 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Net operating income | $2,266 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | $563 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Property management | −$349 |
| Net operating income | $1,917 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | $214 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Net operating income | $2,266 |
| Mortgage (principal + interest) | −$1,647 |
| Cash flow | $619 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Property management | −$349 |
| Net operating income | $1,917 |
| Mortgage (principal + interest) | −$1,647 |
| Cash flow | $270 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Net operating income | $2,266 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | $669 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $4,125 |
| Vacancy (6%) | −$248 |
| Collected | $3,878 |
| Property tax Public record | −$452 |
| Insurance Estimate | −$229 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$330 |
| Capital reserve (9% of rent) | −$371 |
| Property management | −$349 |
| Net operating income | $1,917 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | $320 |
| Principal paid down (equity, not cash) | $203 |
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
- $752,937
- Rental profits, invested at 7%
- $1,143,407
Sells for $800,997 (value up 3% a year), minus 6% selling cost ($48,060). Rent paid down $297,000 of loan.
$529,100 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $326,566
$42,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,569,778 ahead after 30 years.
- Your equity when you sell
- $752,937
- Rental profits, invested at 7%
- $652,699
Sells for $800,997 (value up 3% a year), minus 6% selling cost ($48,060). Rent paid down $297,000 of loan.
$337,733 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $326,566
- Monthly shortfalls, invested
- $52,121
$42,900 put into an index fund instead of the down payment and closing costs.
$7,865 you'd have paid in while the building lost money, invested instead.
The building comes out $1,026,948 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,213,020
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$550,925 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
$41,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,626,471 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $702,044
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$356,415 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $31,854
$41,600 put into an index fund instead of the down payment and closing costs.
$4,721 you'd have paid in while the building lost money, invested instead.
The building comes out $1,083,641 ahead after 30 years.
- Your equity when you sell
- $752,937
- Rental profits, invested at 7%
- $1,449,708
Sells for $800,997 (value up 3% a year), minus 6% selling cost ($48,060). Rent paid down $264,000 of loan.
$617,047 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $577,770
$75,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,624,875 ahead after 30 years.
- Your equity when you sell
- $752,937
- Rental profits, invested at 7%
- $906,878
Sells for $800,997 (value up 3% a year), minus 6% selling cost ($48,060). Rent paid down $264,000 of loan.
$417,816 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $577,770
$75,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,082,045 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,510,039
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$636,208 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
$73,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,679,898 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $967,209
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$436,977 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
$73,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,137,068 ahead after 30 years.
- Your equity when you sell
- $752,937
- Rental profits, invested at 7%
- $1,574,141
Sells for $800,997 (value up 3% a year), minus 6% selling cost ($48,060). Rent paid down $247,500 of loan.
$656,566 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $703,372
$92,400 put into an index fund instead of the down payment and closing costs.
The building comes out $1,623,706 ahead after 30 years.
- Your equity when you sell
- $752,937
- Rental profits, invested at 7%
- $1,031,311
Sells for $800,997 (value up 3% a year), minus 6% selling cost ($48,060). Rent paid down $247,500 of loan.
$457,335 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $703,372
$92,400 put into an index fund instead of the down payment and closing costs.
The building comes out $1,080,876 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,630,701
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$674,530 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
$89,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,678,764 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,087,872
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$475,298 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
$89,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,135,934 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 $1.90M, stocks $327K. The property wins.
Year 30 (loan paid off): property $1.41M, stocks $379K. The property wins.
Year 30 (loan paid off): property $1.94M, stocks $317K. The property wins.
Year 30 (loan paid off): property $1.43M, stocks $349K. The property wins.
Year 30 (loan paid off): property $2.20M, stocks $578K. The property wins.
Year 30 (loan paid off): property $1.66M, stocks $578K. The property wins.
Year 30 (loan paid off): property $2.24M, stocks $560K. The property wins.
Year 30 (loan paid off): property $1.70M, stocks $560K. The property wins.
Year 30 (loan paid off): property $2.33M, stocks $703K. The property wins.
Year 30 (loan paid off): property $1.78M, stocks $703K. The property wins.
Year 30 (loan paid off): property $2.36M, stocks $682K. The property wins.
Year 30 (loan paid off): property $1.82M, stocks $682K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.
4 bed / 1 bath estimate $2,100/mo · range $1,900–$2,325
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2513 Fremont Ave N, Minneapolis 55411 off market | $2,150 | 4 / 1 | 0.6 mi | 88% |
| 522 N Newton Ave, Unit 1, Minneapolis 55405 off market | $2,100 | 4 / 2 | 1.0 mi | 87% |
| 1429-1431 Knox Ave N, Minneapolis 55411 off market | $1,995 | 4 / 1 | 0.3 mi | 86% |
| 1429 Knox Ave N, Minneapolis 55411 off market | $2,195 | 4 / 1 | 0.3 mi | 86% |
| 1507 Newton Ave N, Minneapolis 55411 off market | $1,499 | 4 / 1 | 0.5 mi | 85% |
| 1823 Girard Ave N, Minneapolis 55411 off market | $1,650 | 3 / 1 | 0.1 mi | 84% |
| 1500 W Broadway Ave, Unit 3, Minneapolis 55411 off market | $1,700 | 3 / 1 | 0.3 mi | 84% |
| 1500 W Broadway Ave, Unit 2, Minneapolis 55411 off market | $1,700 | 3 / 1 | 0.3 mi | 84% |
| 2620 Emerson Ave N, Unit 2, Minneapolis 55411 off market | $1,900 | 3 / 1 | 0.7 mi | 83% |
| 1030 Knox Ave N, Minneapolis 55411 | $2,099 | 4 / 1 | 0.6 mi | 83% |
3 bed / 1 bath estimate $2,025/mo · range $1,850–$2,200
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1823 Girard Ave N, Minneapolis 55411 off market | $1,650 | 3 / 1 | 0.1 mi | 94% |
| 1500 W Broadway Ave, Unit 3, Minneapolis 55411 off market | $1,700 | 3 / 1 | 0.3 mi | 94% |
| 1500 W Broadway Ave, Unit 2, Minneapolis 55411 off market | $1,700 | 3 / 1 | 0.3 mi | 94% |
| 2620 Emerson Ave N, Unit 2, Minneapolis 55411 off market | $1,900 | 3 / 1 | 0.7 mi | 93% |
| 1616 Emerson Ave N, Minneapolis 55411 off market | $1,648 | 3 / 1 | 0.1 mi | 90% |
| 816 21st Ave N, Apt 336, Minneapolis 55411 | $2,065 | 3 / 1 | 0.4 mi | 88% |
| 816 21st Ave N, Apt 225, Minneapolis 55411 | $2,065 | 3 / 1 | 0.4 mi | 88% |
| 816 21st Ave N, Apt 101, Minneapolis 55411 | $2,065 | 3 / 1 | 0.4 mi | 88% |
| 816 21st Ave N, Apt 107, Minneapolis 55411 | $1,788 | 3 / 1 | 0.4 mi | 88% |
| 816 21st Ave N, Apt 335, Minneapolis 55411 | $2,065 | 3 / 1 | 0.4 mi | 88% |
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
- highDescription gives no rents, lease status or expenses, so income can't be verified. 'Cash cow' is a claim, not a number. Listing says: cash cow with 4 bedrooms in the upper unit and 3 bedrooms in the main level unit · AI review
- mediumAssessed market value is $285K and the ask is $330K. The county value is well below the price. Based on: data: county.market_value · AI review
- medium1910 building with hot-water heat. Boiler age and number of boilers are unknown, and it's unclear who pays heat. Based on: data: county.heat_type · AI review
- lowSold for $1,060,000 in Jun 2025, more than today's asking price. Ask why the owner is selling again so soon. Public record: Hennepin County parcel 1602924420056: last sale 2025-06-01, $1,060,000
- lowCosmetic turnover only. Only one unit was refreshed, so the other unit's condition is unknown. Listing says: 1 unit freshly turned over with new appliances, flooring, paint · AI review
Opportunities
- Fresh unit looks rent-ready, and there is no rent cap in Minneapolis, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review
- Large 4-bed and 3-bed units suit families, who tend to stay longer than tenants in small units. Listing says: 4 bedrooms in the upper unit and 3 bedrooms in the main level unit · AI review
- The rental license is active (Tier 1, 2 units), so the legal status looks clean. Based on: data: city.rental_license · AI review
Questions for the agent
- What are current rents, lease end dates and deposits for each unit? Is either month-to-month?
- Which unit was turned over, and why? Is the other unit occupied?
- Who pays heat, water and trash? How many boilers and meters are there?
- Why is the owner selling less than a year after buying? What happened with the 2025 sale?
- How old are the roof, boiler and electrical panel? Any foundation or moisture issues?
- Can I see the last two years of taxes, insurance and repairs?
Bottom line
Positive at the ask, with about $509 a month of cash flow under our numbers, but the listing gives no rents or system details to prove it. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $5,421 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,744 |
| 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 1910: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-08-27 (39 days); down $5,000 (1.5%) from the first ask of $335,000; last sold for $1,060,000 on 2025-07-21.
| Date | Event | Price |
|---|---|---|
| Price changed | $330,000 | |
| Listed | $335,000 | |
| Sold public record | $1,060,000 | |
| Sold | $77,450 | |
| Listed | $99,900 | |
| Sold public record | $38,000 | |
| Sold public record | $221,000 | |
| Sold public record | $137,500 | |
| Sold public record | $55,900 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1910 |
| Market value (2026) | $285,400 |
| Property tax | $5,421 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2025-06-01 · $1,060,000 |
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 961 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).