1926 15th Ave S
Fourplex · 4 units: 2 bed / 1 bath and 1 bed / 1 bath ×3 unit split estimated · 2,561 sq ft
Minneapolis, MN · Ventura Village · View the listing ↗
Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.
- Asking price
- $449,000 4 units · $112K per unit
- Monthly cash flow
- $280 at 20% down, 7%
- Break-even price
- $501,612 where cash flow hits $0
First look
A 4-unit in Ventura Village with a lot of recent capital work: new panels (2020), siding (2019), a sealed lot (2025). That is real value. But there are no rents, no heat or utility details and no lease info in the listing. At the $449K ask, our numbers show a 7.1% cap rate and about +$280/month cash flow with 20% down, and break-even is around $502K. It has sat 162 days, so there is room to push on price. Get the rent roll, leases and a heat/utility breakdown before a showing. County records say forced air, while photos show baseboard electric heaters, so confirm how each unit is heated.
Things to consider
- Cash flow is positive at the ask Our underwriting shows about +$280/month and a 7.1% cap rate. Break-even is around $502K, well above the $449K ask.
- Rents and occupancy are unknown Without a rent roll you can't verify income, and our rent estimates are only estimates. Check leases and the license for four units.
- Recent capital work lowers near-term repair risk New panels, siding, chimney work and the parking lot cut the odds of big early expenses, though the windows are 2014 and the roof is not mentioned.Listing says: “New electrical with separate panels (2020)”
- Heating setup affects who pays what County says forced air while photos show electric baseboard. This changes whether the owner or tenants pay heat, which moves net income.From photo 5
- Interior finishes are basic Kitchens and baths look budget-grade, which supports mid-range rents and limits upside from renovation.From photo 7
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 electrical with separate panelsListing says: New electrical with separate panels (2020)
- doneVinyl sidingListing says: vinyl siding (2019)
- doneChimney tuck-pointing with new capsListing says: chimney tuck-pointing with new caps (2022)
- doneNew back railingsListing says: new back railings (2023)
- doneSealed 4-stall parking lotListing says: a sealed 4-stall parking lot (2025)
- doneRefreshed interiors: carpet, paint, refinished floorsListing says: refreshed interiors including carpet, paint, and refinished floors
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
- $449,000
- Cash to close
- $58,370
- Price per unit
- $112,250
- GRM
- 7.1
Each month
- Cash flow
- −$271/mo
- Cash-on-cash
- −5.6%
- Cap rate
- 7.1%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $407,587
- Rent that breaks even
- $5,602/mo
Long run
- Year 30: property vs stocks
- $1.98M vs $496K
- Cash flow turns positive
- year 5
The deal
- Price
- $449,000
- Cash to close
- $58,370
- Price per unit
- $112,250
- GRM
- 7.1
Each month
- Cash flow
- −$715/mo
- Cash-on-cash
- −14.7%
- Cap rate
- 5.9%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $339,780
- Rent that breaks even
- $6,294/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $667K
- Cash flow turns positive
- year 9
The deal
- Price
- $439,000
- Cash to close
- $57,070
- Price per unit
- $109,750
- GRM
- 7.0
Each month
- Cash flow
- −$206/mo
- Cash-on-cash
- −4.3%
- Cap rate
- 7.3%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $407,587
- Rent that breaks even
- $5,517/mo
Long run
- Year 30: property vs stocks
- $2.00M vs $467K
- Cash flow turns positive
- year 4
The deal
- Price
- $439,000
- Cash to close
- $57,070
- Price per unit
- $109,750
- GRM
- 7.0
Each month
- Cash flow
- −$650/mo
- Cash-on-cash
- −13.7%
- Cap rate
- 6.1%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $339,780
- Rent that breaks even
- $6,198/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $625K
- Cash flow turns positive
- year 8
The deal
- Price
- $449,000
- Cash to close
- $103,270
- Price per unit
- $112,250
- GRM
- 7.1
Each month
- Cash flow
- $280/mo
- Cash-on-cash
- 3.3%
- Cap rate
- 7.1%
- DSCR
- 1.12×
Break-even
- Price that breaks even
- $501,612
- Rent that breaks even
- $4,886/mo
Long run
- Year 30: property vs stocks
- $2.34M vs $786K
- Cash flow turns positive
- year 1
The deal
- Price
- $449,000
- Cash to close
- $103,270
- Price per unit
- $112,250
- GRM
- 7.1
Each month
- Cash flow
- −$164/mo
- Cash-on-cash
- −1.9%
- Cap rate
- 5.9%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $418,163
- Rent that breaks even
- $5,489/mo
Long run
- Year 30: property vs stocks
- $1.68M vs $812K
- Cash flow turns positive
- year 4
The deal
- Price
- $439,000
- Cash to close
- $100,970
- Price per unit
- $109,750
- GRM
- 7.0
Each month
- Cash flow
- $333/mo
- Cash-on-cash
- 4.0%
- Cap rate
- 7.3%
- DSCR
- 1.14×
Break-even
- Price that breaks even
- $501,612
- Rent that breaks even
- $4,817/mo
Long run
- Year 30: property vs stocks
- $2.38M vs $769K
- Cash flow turns positive
- year 1
The deal
- Price
- $439,000
- Cash to close
- $100,970
- Price per unit
- $109,750
- GRM
- 7.0
Each month
- Cash flow
- −$111/mo
- Cash-on-cash
- −1.3%
- Cap rate
- 6.1%
- DSCR
- 0.95×
Break-even
- Price that breaks even
- $418,163
- Rent that breaks even
- $5,412/mo
Long run
- Year 30: property vs stocks
- $1.70M vs $782K
- Cash flow turns positive
- year 3
The deal
- Price
- $449,000
- Cash to close
- $125,720
- Price per unit
- $112,250
- GRM
- 7.1
Each month
- Cash flow
- $429/mo
- Cash-on-cash
- 4.1%
- Cap rate
- 7.1%
- DSCR
- 1.19×
Break-even
- Price that breaks even
- $535,052
- Rent that breaks even
- $4,692/mo
Long run
- Year 30: property vs stocks
- $2.51M vs $957K
- Cash flow turns positive
- year 1
The deal
- Price
- $449,000
- Cash to close
- $125,720
- Price per unit
- $112,250
- GRM
- 7.1
Each month
- Cash flow
- −$15/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 5.9%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $446,040
- Rent that breaks even
- $5,272/mo
Long run
- Year 30: property vs stocks
- $1.82M vs $958K
- Cash flow turns positive
- year 2
The deal
- Price
- $439,000
- Cash to close
- $122,920
- Price per unit
- $109,750
- GRM
- 7.0
Each month
- Cash flow
- $479/mo
- Cash-on-cash
- 4.7%
- Cap rate
- 7.3%
- DSCR
- 1.22×
Break-even
- Price that breaks even
- $535,052
- Rent that breaks even
- $4,628/mo
Long run
- Year 30: property vs stocks
- $2.55M vs $936K
- Cash flow turns positive
- year 1
The deal
- Price
- $439,000
- Cash to close
- $122,920
- Price per unit
- $109,750
- GRM
- 7.0
Each month
- Cash flow
- $35/mo
- Cash-on-cash
- 0.3%
- Cap rate
- 6.1%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $446,040
- Rent that breaks even
- $5,199/mo
Long run
- Year 30: property vs stocks
- $1.85M vs $936K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Net operating income | $2,670 |
| Mortgage (principal + interest) | −$2,688 |
| PMI | −$253 |
| Cash flow | −$271 |
| Principal paid down (equity, not cash) | $342 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Property management | −$444 |
| Net operating income | $2,226 |
| Mortgage (principal + interest) | −$2,688 |
| PMI | −$253 |
| Cash flow | −$715 |
| Principal paid down (equity, not cash) | $342 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Net operating income | $2,670 |
| Mortgage (principal + interest) | −$2,629 |
| PMI | −$247 |
| Cash flow | −$206 |
| Principal paid down (equity, not cash) | $334 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Property management | −$444 |
| Net operating income | $2,226 |
| Mortgage (principal + interest) | −$2,629 |
| PMI | −$247 |
| Cash flow | −$650 |
| Principal paid down (equity, not cash) | $334 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Net operating income | $2,670 |
| Mortgage (principal + interest) | −$2,390 |
| Cash flow | $280 |
| Principal paid down (equity, not cash) | $304 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Property management | −$444 |
| Net operating income | $2,226 |
| Mortgage (principal + interest) | −$2,390 |
| Cash flow | −$164 |
| Principal paid down (equity, not cash) | $304 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Net operating income | $2,670 |
| Mortgage (principal + interest) | −$2,337 |
| Cash flow | $333 |
| Principal paid down (equity, not cash) | $297 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Property management | −$444 |
| Net operating income | $2,226 |
| Mortgage (principal + interest) | −$2,337 |
| Cash flow | −$111 |
| Principal paid down (equity, not cash) | $297 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Net operating income | $2,670 |
| Mortgage (principal + interest) | −$2,240 |
| Cash flow | $429 |
| Principal paid down (equity, not cash) | $285 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Property management | −$444 |
| Net operating income | $2,226 |
| Mortgage (principal + interest) | −$2,240 |
| Cash flow | −$15 |
| Principal paid down (equity, not cash) | $285 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Net operating income | $2,670 |
| Mortgage (principal + interest) | −$2,191 |
| Cash flow | $479 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $5,250 |
| Vacancy (6%) | −$315 |
| Collected | $4,935 |
| Property tax Public record | −$584 |
| Insurance Estimate | −$389 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$420 |
| Capital reserve (9% of rent) | −$472 |
| Property management | −$444 |
| Net operating income | $2,226 |
| Mortgage (principal + interest) | −$2,191 |
| Cash flow | $35 |
| Principal paid down (equity, not cash) | $279 |
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
- $1,024,451
- Rental profits, invested at 7%
- $952,111
Sells for $1,089,841 (value up 3% a year), minus 6% selling cost ($65,390). Rent paid down $404,100 of loan.
$485,201 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $444,327
- Monthly shortfalls, invested
- $51,300
$58,370 put into an index fund instead of the down payment and closing costs.
$7,654 you'd have paid in while the building lost money, invested instead.
The building comes out $1,480,934 ahead after 30 years.
- Your equity when you sell
- $1,024,451
- Rental profits, invested at 7%
- $432,514
Sells for $1,089,841 (value up 3% a year), minus 6% selling cost ($65,390). Rent paid down $404,100 of loan.
$259,329 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $444,327
- Monthly shortfalls, invested
- $222,578
$58,370 put into an index fund instead of the down payment and closing costs.
$35,349 you'd have paid in while the building lost money, invested instead.
The building comes out $790,059 ahead after 30 years.
- Your equity when you sell
- $1,001,634
- Rental profits, invested at 7%
- $1,002,840
Sells for $1,065,568 (value up 3% a year), minus 6% selling cost ($63,934). Rent paid down $395,100 of loan.
$504,121 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $434,431
- Monthly shortfalls, invested
- $32,416
$57,070 put into an index fund instead of the down payment and closing costs.
$4,748 you'd have paid in while the building lost money, invested instead.
The building comes out $1,537,627 ahead after 30 years.
- Your equity when you sell
- $1,001,634
- Rental profits, invested at 7%
- $470,407
Sells for $1,065,568 (value up 3% a year), minus 6% selling cost ($63,934). Rent paid down $395,100 of loan.
$275,742 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $434,431
- Monthly shortfalls, invested
- $190,858
$57,070 put into an index fund instead of the down payment and closing costs.
$29,936 you'd have paid in while the building lost money, invested instead.
The building comes out $846,752 ahead after 30 years.
- Your equity when you sell
- $1,024,451
- Rental profits, invested at 7%
- $1,317,565
Sells for $1,089,841 (value up 3% a year), minus 6% selling cost ($65,390). Rent paid down $359,200 of loan.
$597,210 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $786,118
$103,270 put into an index fund instead of the down payment and closing costs.
The building comes out $1,555,898 ahead after 30 years.
- Your equity when you sell
- $1,024,451
- Rental profits, invested at 7%
- $652,207
Sells for $1,089,841 (value up 3% a year), minus 6% selling cost ($65,390). Rent paid down $359,200 of loan.
$347,376 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $786,118
- Monthly shortfalls, invested
- $25,516
$103,270 put into an index fund instead of the down payment and closing costs.
$3,733 you'd have paid in while the building lost money, invested instead.
The building comes out $865,024 ahead after 30 years.
- Your equity when you sell
- $1,001,634
- Rental profits, invested at 7%
- $1,377,897
Sells for $1,065,568 (value up 3% a year), minus 6% selling cost ($63,934). Rent paid down $351,200 of loan.
$616,371 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $768,609
$100,970 put into an index fund instead of the down payment and closing costs.
The building comes out $1,610,922 ahead after 30 years.
- Your equity when you sell
- $1,001,634
- Rental profits, invested at 7%
- $700,559
Sells for $1,065,568 (value up 3% a year), minus 6% selling cost ($63,934). Rent paid down $351,200 of loan.
$364,746 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $768,609
- Monthly shortfalls, invested
- $13,537
$100,970 put into an index fund instead of the down payment and closing costs.
$1,943 you'd have paid in while the building lost money, invested instead.
The building comes out $920,047 ahead after 30 years.
- Your equity when you sell
- $1,024,451
- Rental profits, invested at 7%
- $1,486,870
Sells for $1,089,841 (value up 3% a year), minus 6% selling cost ($65,390). Rent paid down $336,750 of loan.
$650,980 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $957,013
$125,720 put into an index fund instead of the down payment and closing costs.
The building comes out $1,554,307 ahead after 30 years.
- Your equity when you sell
- $1,024,451
- Rental profits, invested at 7%
- $797,256
Sells for $1,089,841 (value up 3% a year), minus 6% selling cost ($65,390). Rent paid down $336,750 of loan.
$397,590 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $957,013
- Monthly shortfalls, invested
- $1,261
$125,720 put into an index fund instead of the down payment and closing costs.
$177 you'd have paid in while the building lost money, invested instead.
The building comes out $863,433 ahead after 30 years.
- Your equity when you sell
- $1,001,634
- Rental profits, invested at 7%
- $1,543,430
Sells for $1,065,568 (value up 3% a year), minus 6% selling cost ($63,934). Rent paid down $329,250 of loan.
$668,943 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $935,698
$122,920 put into an index fund instead of the down payment and closing costs.
The building comes out $1,609,366 ahead after 30 years.
- Your equity when you sell
- $1,001,634
- Rental profits, invested at 7%
- $852,556
Sells for $1,065,568 (value up 3% a year), minus 6% selling cost ($63,934). Rent paid down $329,250 of loan.
$415,376 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $935,698
$122,920 put into an index fund instead of the down payment and closing costs.
The building comes out $918,492 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 $1.98M, stocks $496K. The property wins.
Year 30 (loan paid off): property $1.46M, stocks $667K. The property wins.
Year 30 (loan paid off): property $2.00M, stocks $467K. The property wins.
Year 30 (loan paid off): property $1.47M, stocks $625K. The property wins.
Year 30 (loan paid off): property $2.34M, stocks $786K. The property wins.
Year 30 (loan paid off): property $1.68M, stocks $812K. The property wins.
Year 30 (loan paid off): property $2.38M, stocks $769K. The property wins.
Year 30 (loan paid off): property $1.70M, stocks $782K. The property wins.
Year 30 (loan paid off): property $2.51M, stocks $957K. The property wins.
Year 30 (loan paid off): property $1.82M, stocks $958K. The property wins.
Year 30 (loan paid off): property $2.55M, stocks $936K. The property wins.
Year 30 (loan paid off): property $1.85M, stocks $936K. The property wins.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.
2 bed estimate $1,575/mo · range $1,375–$1,875 · 7 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1901 Minnehaha Ave, Minneapolis | $1,500 | 2 / 1 | 0.5 mi |
| 728 E 16th St, Minneapolis | $1,100 | 2 / 1 | 0.5 mi |
| 815 SE 9th St, Minneapolis | $1,745 | 2 / 1 | 0.6 mi |
| 2643 12th Ave S Unit 1, Minneapolis | $1,785 | 2 / 1 | 0.7 mi |
| 1009 Park Ave, Minneapolis | $1,450 | 2 / 1 | 0.7 mi |
| 718 S 10th St Unit Lower, Minneapolis | $1,300 | 2 / 1 | 0.7 mi |
| 2220 E Franklin Ave, Minneapolis | $1,783 | 2 / 1.5 | 0.7 mi |
1 bed estimate $1,225/mo · range $1,075–$1,375 · 14 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 908 13th Ave S Unit 2, Minneapolis | $1,300 | 1 / 1 | 0.3 mi |
| 2323 16th Ave S, Minneapolis | $995 | 1 / 1 | 0.3 mi |
| 1423 11th Ave S, Minneapolis | $1,300 | 1 / 1 | 0.4 mi |
| 2220 Snelling Ave, Minneapolis | $1,399 | 1 / 1 | 0.5 mi |
| 728 E 16th St, Minneapolis | $895 | 1 / 1 | 0.5 mi |
| 810 E 14th St Unit 810-100, Minneapolis | $1,225 | 1 / 1 | 0.6 mi |
| 810 E 14th St Unit 810-101, Minneapolis | $1,175 | 1 / 1 | 0.6 mi |
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| 629 E 15th St, Minneapolis | $950 | 1 / 1 | 0.7 mi |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highNo rents, leases or occupancy given for a 'turnkey' fourplex Listing says: Solid investment opportunity with major capital improvements already in place. · AI review
- mediumHeat type conflicts: county says forced air, but photos show electric baseboard units. Heat and meter setup is unclear. Based on: photo 5 · AI review
- lowNear I-94, about 276 m away; noise and tenant appeal may be affected Based on: data: highway · AI review
Opportunities
- The seller bought for $85,000 in Dec 2013, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 2602924430113: last sale 2013-12-01, $85,000
- Long time on market: room to negotiate. Based on: Listing data: 165 days on market, 1 price cuts
- Minneapolis has no rent cap, so rents can rise to market once leases turn Based on: data: underwriting.rent_rule · AI review
- Separate panels and a sealed 4-stall lot reduce near-term capex and help tenant appeal Listing says: New electrical with separate panels (2020) · AI review
Questions for the agent
- Can I see the current rent roll, lease end dates and 12 months of expenses?
- How is each unit heated, and which utilities does the owner pay? Are there separate meters?
- Are all four units occupied, and are any tenants month-to-month?
- Why has it sat 162 days, and have there been price cuts or offers?
- Who did the 2020 electrical work, and was it permitted? Is the old wiring fully replaced?
- What is the unit mix, and is each unit a legal licensed unit?
Bottom line
Well-updated fourplex with real capital work done, and it cash flows at the ask on estimated rents, but it only works if the rents are proven. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $7,008 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,664 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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 1885: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-04-23 (165 days); down $50,000 (10.0%) from the first ask of $499,000; last sold for $115,000 on 2013-12-12.
| Date | Event | Price |
|---|---|---|
| Removed | $535,000 | |
| Price changed | $449,000 | |
| Price changed | $484,900 | |
| Listed | $499,000 | |
| Removed | $99,850 | |
| Removed | $319,000 | |
| Listed | $319,000 | |
| Sold | $115,000 | |
| Price changed | $115,000 | |
| Removed | $134,900 | |
| Relisted | $134,900 | |
| Removed | $149,900 | |
| Listed | $134,900 | |
| Listed | $149,900 | |
| Removed | $99,850 | |
| Removed | $119,850 | |
| Sold public record | $85,000 | |
| Sold | $85,000 | |
| Relisted | $89,850 | |
| Removed | $89,850 | |
| Price changed | $89,850 | |
| Listed | $94,850 | |
| Price changed | $109,850 | |
| Listed | $119,850 | |
| Price changed | $119,850 |
County record Public record
| Recorded as | apartment converted |
| Living units | — |
| Year built | 1885 |
| Market value (2026) | $369,000 |
| Property tax | $7,008 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2013-12-01 · $85,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 94, about 276 m away.
Crime in Ventura Village
501 incidents in the last 12 months (71 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).