2211 10th Ave S

Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath unit split estimated · 2,397 sq ft

Minneapolis, MN · Ventura Village · View the listing ↗

15 photos

Photos, via Realtor.com.

Asking price: $369,700
Monthly cash flow: −$340
Estimated rent: $3,300/mo
Break-even price: $305,779

Adjust the numbers See the full breakdown

From the listing

Investors don't miss this opportunity to own this charming duplex! Lower unit rents for $1800 and upper unit will be vacant, perfect for owner occupied! Well-maintained duplex nestled in a convenient South Minneapolis neighborhood. This property offers features rarely found in investment properties, both units boast central air conditioning, fireplaces, dishwashers and separate electric & gas meters, blending comfort with everyday convenience. The property features a full basement with separate laundry for each unit, including washers and dryers, plus exceptional storage space. Outside, you'll find a three-stall garage and a large fenced yard, perfect for gardening or enjoying outdoor activities. Both units are currently occupied with great tenants. Conveniently located near Abbot & Children's Hospital, downtown Minneapolis, public transportation, shopping, and local amenities. This property is a standout opportunity for an owner-occupant or savvy investor. High-demand rental opportunities like this are rare, schedule your showing today and see the potential for yourself.

Description from Realtor.com, MLS #7151587. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

Minneapolis duplex asking $369,700 with one stated rent of $1,800 on the lower unit. Our numbers show about -$340/month at 20% down and a 5.3% cap rate, and break-even is near $306K, so the ask is roughly $64K too high for the rents. Check the description first: it says the upper will be vacant, then says both units are occupied. Get the real rent roll and lease status. Tax figures aren't verified because we couldn't match a county parcel. Only worth a showing if you're buying to live in it or can get well below ask.

Things to consider

Price doesn't work as a pure rental At ask, cash flow is about -$340/month and the cap rate is 5.3%. You would need a price near $306K to break even.
Occupancy and rent roll are unclear The listing says the upper will be vacant and also that both are occupied. Rent and lease status drive the income you can count on.Listing says: “Lower unit rents for $1800 and upper unit will be vacant”
Lower rent looks strong against estimates $1,800 matches our 3-bed estimate of $1,800, so confirm it's real and what unit it applies to.
Tenants pay their own utilities Separate meters reduce owner expenses and keep the operating budget predictable.Listing says: “separate electric & gas meters”
Unit count and taxes are unverified Without a county match, tax and legal unit count could differ from what's assumed, which changes the numbers.
Systems not shown Photos skip the furnace, water heater, panel and roof, which are major costs on a 1900 building.From photo 8

From the photos

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

Rents the listing states

Lower: $1,800Listing says: Lower unit rents for $1800 and upper unit will be vacant

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: $369,700
Cash to close: $85,031
Price per unit: $184,850
GRM: 9.3

Each month

Cash flow: −$340/mo
Cash-on-cash: −4.8%
Cap rate: 5.3%
DSCR: 0.83×

Break-even

Price that breaks even: $305,779
Rent that breaks even: $3,742/mo

Long run

Year 30: property vs stocks: $1.17M vs $753K
Cash flow turns positive: year 9

Monthly

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Listing	−$464
Insurance Estimate	−$220
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,627
Mortgage (principal + interest)	−$1,968
Cash flow	−$340
Principal paid down (equity, not cash)	$250

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$1,166,195

Your equity when you sell: $843,517
Rental profits, invested at 7%: $322,678

Same money in stocks$752,975

Cash to close, invested at 7%: $647,278
Monthly shortfalls, invested: $105,697

The building comes out $413,220 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 $1.17M, stocks $753K. 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.

3 bed estimate $1,800/mo · range $1,500–$2,000 · 6 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2407 Elliot Upper Ave Unit Elliot, Minneapolis	$2,300	3 / 1	2,304	0.1 mi	2025-03-15	Duplex triplex
912 E 25th St Apt 2, Minneapolis	$1,695	3 / 1	1,014	0.2 mi	—	Apartment
912 E 25th St Apt 3, Minneapolis	$1,675	3 / 1	1,014	0.2 mi	—	Apartment
2500 17th Ave S Unit 2, Minneapolis	$1,200	3 / 1	—	0.5 mi	2026-06-05	Apartment
735 E 16th St, Minneapolis	$1,466	3 / 1	1,296	0.5 mi	2026-03-11	Apartment
1506 Park Ave S Unit 3, Minneapolis	$1,745	3 / 1	1,200	0.6 mi	—	Apartment

2 bed estimate $1,500/mo · range $1,325–$1,725 · 10 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2643 12th Ave S Unit 1, Minneapolis	$1,785	2 / 1	—	0.5 mi	2023-06-08	Apartment
728 E 16th St, Minneapolis	$1,100	2 / 1	670	0.5 mi	2025-10-30	Apartment
2723 Portland Ave S, Minneapolis	$1,589	2 / 1	—	0.6 mi	2026-07-17	Apartment
1009 Park Ave, Minneapolis	$1,450	2 / 1	—	0.7 mi	2026-08-19	Apartment
718 S 10th St Unit Lower, Minneapolis	$1,300	2 / 1	750	0.7 mi	—	Apartment
815 SE 9th St, Minneapolis	$1,745	2 / 1	877	0.7 mi	2025-01-31	Apartment
2835 Park Ave, Minneapolis	$1,340	2 / 1	—	0.7 mi	2026-07-17	Apartment
214 E 19th St Apt 108, Minneapolis	$1,150	2 / 1	610	0.7 mi	2026-05-04	Apartment
1901 Minnehaha Ave, Minneapolis	$1,500	2 / 1	840	0.7 mi	2026-01-18	Apartment
1817 2nd Ave S, Minneapolis	$1,279	2 / 1	—	0.8 mi	2025-04-30	Apartment

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

highPrice is far above break-even; negative cash flow at ask Based on: data: underwriting · 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 2211 10TH AVE S
mediumDescription contradicts itself on upper unit occupancy Listing says: Both units are currently occupied with great tenants. · AI review
lowNear a major highway (I-94 / MN 55), which can affect noise and rent appeal Based on: data: highway · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 7 days on market, 2 price cuts
Separate gas and electric meters mean tenants pay their own utilities, keeping owner costs low Listing says: separate electric & gas meters · AI review
Three-stall garage could be rented or used for storage income Listing says: a three-stall garage and a large fenced yard · AI review
Upper vacant gives a chance to set market rent or owner-occupy Listing says: upper unit will be vacant, perfect for owner occupied · AI review

Questions for the agent

Is the upper unit vacant or occupied? The description says both.
What are the lease terms and start dates for the lower unit at $1,800?
What are the current property taxes, and is the building licensed as a rental?
How old are the roof, boilers or furnaces, water heaters and electrical panels?
Is the heat per unit with separate systems, and who pays water and trash?
Why is the price this high compared to recent comparable duplex sales?

Bottom line

Nice-looking, well-equipped duplex, but at $369,700 it loses money as a rental; it works only for an owner-occupant or at a 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.	$5,563
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,639
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 1900: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-01-29 (249 days); down $30,200 (7.6%) from the first ask of $399,900.

Date	Event	Price
2026-09-28	Listed	$369,700
2026-09-28	Removed	$374,700
2026-07-04	Removed	$394,900
2026-06-26	Price changed	$374,700
2026-06-25	Relisted	$379,900
2026-06-24	Removed	—
2026-05-19	Removed	—
2026-05-18	Listed	$379,900
2026-03-03	Price changed	$394,900
2026-01-29	Listed	$399,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$5,563
County	Hennepin
Parcel number	3502924210201

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.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 94;MN 55, about 562 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).