2305 Garfield Ave
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,585 sq ft
Minneapolis, MN · Whittier · View the listing ↗
Photos courtesy of Keller Williams Realty, via Realtor.com.
- Asking price
- $374,900 2 units · $187K per unit
- Monthly cash flow
- −$806 at 20% down, 7%
- Break-even price
- $223,521 where cash flow hits $0
First look
This is a 1905 Whittier up/down with separate boilers, meters and water heaters, which is the setup you want. The numbers don't work for an investor, though. Our underwriting shows about -$806 a month and a 3.8% cap rate, and the break-even price is $223,521 against a $374,900 ask. The owner pays water, sewer and trash, and the description gives no rents, so ask for the rent roll and the last 12 months of expenses. It was bought for $375,000 in 2020 and has sat 127 days. Look at it only if you'd live in one unit or can buy well under ask. Check the ownership structure first, since the license shows CHOWN.
Things to consider
- Price is far above what rents support At about -$806 a month and a 3.8% cap, this only works if you live in one unit or buy far lower.
- Rents are unknown Our estimate is about $1,450 per unit. Real rents and lease terms decide the income.Listing says: “Rent both and let it pay for itself.”
- Owner-paid water, sewer and trash These costs stay with you and eat into thin margins. Get actual bills.Listing says: “You handle water, sewer, and trash.”
- Systems ages are unstated Two boilers and two water heaters mean more equipment to replace. A 1905 building also has old wiring and plumbing risk.Listing says: “separate boilers, separate electric, separate hot water heaters”
- Negotiating room Long time on market and a flat price since 2020 point to a seller who may take less.
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
- doneSewer line recently cleaned and in good conditionListing says: Sewer line recently cleaned and in good condition.
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
- $374,900
- Cash to close
- $48,737
- Price per unit
- $187,450
- GRM
- 10.8
Each month
- Cash flow
- −$1,266/mo
- Cash-on-cash
- −31.2%
- Cap rate
- 3.8%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $181,623
- Rent that breaks even
- $4,544/mo
Long run
- Year 30: property vs stocks
- $861K vs $1.23M
- Cash flow turns positive
- year 27
The deal
- Price
- $374,900
- Cash to close
- $48,737
- Price per unit
- $187,450
- GRM
- 10.8
Each month
- Cash flow
- −$1,511/mo
- Cash-on-cash
- −37.2%
- Cap rate
- 3.0%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $144,168
- Rent that breaks even
- $5,105/mo
Long run
- Year 30: property vs stocks
- $855K vs $1.61M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $364,900
- Cash to close
- $47,437
- Price per unit
- $182,450
- GRM
- 10.5
Each month
- Cash flow
- −$1,201/mo
- Cash-on-cash
- −30.4%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $181,623
- Rent that breaks even
- $4,459/mo
Long run
- Year 30: property vs stocks
- $841K vs $1.16M
- Cash flow turns positive
- year 26
The deal
- Price
- $364,900
- Cash to close
- $47,437
- Price per unit
- $182,450
- GRM
- 10.5
Each month
- Cash flow
- −$1,446/mo
- Cash-on-cash
- −36.6%
- Cap rate
- 3.1%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $144,168
- Rent that breaks even
- $5,009/mo
Long run
- Year 30: property vs stocks
- $833K vs $1.53M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $374,900
- Cash to close
- $86,227
- Price per unit
- $187,450
- GRM
- 10.8
Each month
- Cash flow
- −$806/mo
- Cash-on-cash
- −11.2%
- Cap rate
- 3.8%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $223,521
- Rent that breaks even
- $3,946/mo
Long run
- Year 30: property vs stocks
- $883K vs $1.19M
- Cash flow turns positive
- year 22
The deal
- Price
- $374,900
- Cash to close
- $86,227
- Price per unit
- $187,450
- GRM
- 10.8
Each month
- Cash flow
- −$1,051/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 3.0%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $177,425
- Rent that breaks even
- $4,433/mo
Long run
- Year 30: property vs stocks
- $855K vs $1.55M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $364,900
- Cash to close
- $83,927
- Price per unit
- $182,450
- GRM
- 10.5
Each month
- Cash flow
- −$752/mo
- Cash-on-cash
- −10.8%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $223,521
- Rent that breaks even
- $3,877/mo
Long run
- Year 30: property vs stocks
- $868K vs $1.12M
- Cash flow turns positive
- year 21
The deal
- Price
- $364,900
- Cash to close
- $83,927
- Price per unit
- $182,450
- GRM
- 10.5
Each month
- Cash flow
- −$998/mo
- Cash-on-cash
- −14.3%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $177,425
- Rent that breaks even
- $4,356/mo
Long run
- Year 30: property vs stocks
- $833K vs $1.47M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $374,900
- Cash to close
- $104,972
- Price per unit
- $187,450
- GRM
- 10.8
Each month
- Cash flow
- −$681/mo
- Cash-on-cash
- −7.8%
- Cap rate
- 3.8%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $238,422
- Rent that breaks even
- $3,784/mo
Long run
- Year 30: property vs stocks
- $904K vs $1.21M
- Cash flow turns positive
- year 20
The deal
- Price
- $374,900
- Cash to close
- $104,972
- Price per unit
- $187,450
- GRM
- 10.8
Each month
- Cash flow
- −$926/mo
- Cash-on-cash
- −10.6%
- Cap rate
- 3.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $189,254
- Rent that breaks even
- $4,252/mo
Long run
- Year 30: property vs stocks
- $855K vs $1.55M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $364,900
- Cash to close
- $102,172
- Price per unit
- $182,450
- GRM
- 10.5
Each month
- Cash flow
- −$631/mo
- Cash-on-cash
- −7.4%
- Cap rate
- 3.9%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $238,422
- Rent that breaks even
- $3,720/mo
Long run
- Year 30: property vs stocks
- $892K vs $1.15M
- Cash flow turns positive
- year 19
The deal
- Price
- $364,900
- Cash to close
- $102,172
- Price per unit
- $182,450
- GRM
- 10.5
Each month
- Cash flow
- −$876/mo
- Cash-on-cash
- −10.3%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $189,254
- Rent that breaks even
- $4,179/mo
Long run
- Year 30: property vs stocks
- $833K vs $1.47M
- Cash flow turns positive
- year 30
Monthly
Monthly breakdown
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$2,245 |
| PMI | −$211 |
| Cash flow | −$1,266 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $944 |
| Mortgage (principal + interest) | −$2,245 |
| PMI | −$211 |
| Cash flow | −$1,511 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$2,185 |
| PMI | −$205 |
| Cash flow | −$1,201 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $944 |
| Mortgage (principal + interest) | −$2,185 |
| PMI | −$205 |
| Cash flow | −$1,446 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,995 |
| Cash flow | −$806 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $944 |
| Mortgage (principal + interest) | −$1,995 |
| Cash flow | −$1,051 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,942 |
| Cash flow | −$752 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $944 |
| Mortgage (principal + interest) | −$1,942 |
| Cash flow | −$998 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,871 |
| Cash flow | −$681 |
| Principal paid down (equity, not cash) | $238 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $944 |
| Mortgage (principal + interest) | −$1,871 |
| Cash flow | −$926 |
| Principal paid down (equity, not cash) | $238 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,821 |
| Cash flow | −$631 |
| Principal paid down (equity, not cash) | $232 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$612 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $944 |
| Mortgage (principal + interest) | −$1,821 |
| Cash flow | −$876 |
| Principal paid down (equity, not cash) | $232 |
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
- $855,382
- Rental profits, invested at 7%
- $5,228
Sells for $909,981 (value up 3% a year), minus 6% selling cost ($54,599). Rent paid down $337,410 of loan.
$4,938 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $370,998
- Monthly shortfalls, invested
- $860,567
$48,737 put into an index fund instead of the down payment and closing costs.
$194,669 you'd have paid in while the building lost money, invested instead.
Stocks come out $370,957 ahead after 30 years.
- Your equity when you sell
- $855,382
- Rental profits, invested at 7%
- $0
Sells for $909,981 (value up 3% a year), minus 6% selling cost ($54,599). Rent paid down $337,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $370,998
- Monthly shortfalls, invested
- $1,236,965
$48,737 put into an index fund instead of the down payment and closing costs.
$329,797 you'd have paid in while the building lost money, invested instead.
Stocks come out $752,582 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $8,809
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $328,410 of loan.
$8,110 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $361,103
- Monthly shortfalls, invested
- $794,535
$47,437 put into an index fund instead of the down payment and closing costs.
$176,016 you'd have paid in while the building lost money, invested instead.
Stocks come out $314,264 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $0
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $328,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $361,103
- Monthly shortfalls, invested
- $1,167,352
$47,437 put into an index fund instead of the down payment and closing costs.
$307,971 you'd have paid in while the building lost money, invested instead.
Stocks come out $695,889 ahead after 30 years.
- Your equity when you sell
- $855,382
- Rental profits, invested at 7%
- $27,940
Sells for $909,981 (value up 3% a year), minus 6% selling cost ($54,599). Rent paid down $299,920 of loan.
$23,574 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $656,382
- Monthly shortfalls, invested
- $535,303
$86,227 put into an index fund instead of the down payment and closing costs.
$113,391 you'd have paid in while the building lost money, invested instead.
Stocks come out $308,363 ahead after 30 years.
- Your equity when you sell
- $855,382
- Rental profits, invested at 7%
- $0
Sells for $909,981 (value up 3% a year), minus 6% selling cost ($54,599). Rent paid down $299,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $656,382
- Monthly shortfalls, invested
- $888,989
$86,227 put into an index fund instead of the down payment and closing costs.
$229,883 you'd have paid in while the building lost money, invested instead.
Stocks come out $689,989 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $35,918
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $291,920 of loan.
$29,501 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $638,874
- Monthly shortfalls, invested
- $482,951
$83,927 put into an index fund instead of the down payment and closing costs.
$100,157 you'd have paid in while the building lost money, invested instead.
Stocks come out $253,340 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $0
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $291,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $638,874
- Monthly shortfalls, invested
- $828,658
$83,927 put into an index fund instead of the down payment and closing costs.
$210,722 you'd have paid in while the building lost money, invested instead.
Stocks come out $634,966 ahead after 30 years.
- Your equity when you sell
- $855,382
- Rental profits, invested at 7%
- $48,694
Sells for $909,981 (value up 3% a year), minus 6% selling cost ($54,599). Rent paid down $281,175 of loan.
$38,549 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $799,074
- Monthly shortfalls, invested
- $414,694
$104,972 put into an index fund instead of the down payment and closing costs.
$83,470 you'd have paid in while the building lost money, invested instead.
Stocks come out $309,692 ahead after 30 years.
- Your equity when you sell
- $855,382
- Rental profits, invested at 7%
- $0
Sells for $909,981 (value up 3% a year), minus 6% selling cost ($54,599). Rent paid down $281,175 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $799,074
- Monthly shortfalls, invested
- $747,626
$104,972 put into an index fund instead of the down payment and closing costs.
$184,987 you'd have paid in while the building lost money, invested instead.
Stocks come out $691,317 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $59,226
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $273,675 of loan.
$45,649 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $777,759
- Monthly shortfalls, invested
- $368,665
$102,172 put into an index fund instead of the down payment and closing costs.
$72,607 you'd have paid in while the building lost money, invested instead.
Stocks come out $254,633 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $407
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $273,675 of loan.
$407 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $777,759
- Monthly shortfalls, invested
- $691,472
$102,172 put into an index fund instead of the down payment and closing costs.
$167,430 you'd have paid in while the building lost money, invested instead.
Stocks come out $636,259 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 $861K, stocks $1.23M. Stocks win.
Year 30 (loan paid off): property $855K, stocks $1.61M. Stocks win.
Year 30 (loan paid off): property $841K, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $833K, stocks $1.53M. Stocks win.
Year 30 (loan paid off): property $883K, stocks $1.19M. Stocks win.
Year 30 (loan paid off): property $855K, stocks $1.55M. Stocks win.
Year 30 (loan paid off): property $868K, stocks $1.12M. Stocks win.
Year 30 (loan paid off): property $833K, stocks $1.47M. Stocks win.
Year 30 (loan paid off): property $904K, stocks $1.21M. Stocks win.
Year 30 (loan paid off): property $855K, stocks $1.55M. Stocks win.
Year 30 (loan paid off): property $892K, stocks $1.15M. Stocks win.
Year 30 (loan paid off): property $833K, stocks $1.47M. Stocks win.
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 $1,450/mo · range $1,325–$1,675 · 25 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2400 Harriet Ave, Minneapolis | $1,295 | 2 / 1 | 0.1 mi |
| 2121 Garfield Ave, Minneapolis | $1,375 | 2 / 1 | 0.1 mi |
| 2122 Grand Ave S, Minneapolis | $1,199 | 2 / 1 | 0.1 mi |
| 2101 Garfield Ave, Minneapolis | $1,300 | 2 / 1 | 0.1 mi |
| 2300 Pleasant Ave, Minneapolis | $1,300 | 2 / 1 | 0.1 mi |
| 2002 Garfield Ave S, Minneapolis | $1,295 | 2 / 1 | 0.2 mi |
| 305 W Franklin Ave, Minneapolis | $1,225 | 2 / 1 | 0.2 mi |
| 2525 Harriet Ave, Minneapolis | $1,495 | 2 / 1 | 0.2 mi |
| 900 W 25th St, Minneapolis | $1,299 | 2 / 1 | 0.3 mi |
| 2421 Pillsbury Ave S, Minneapolis | $1,195 | 2 / 1 | 0.3 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
- highUnusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside. Listing says: "the Isles, the Walker Art Center, The Wedge Co-op , Spyhouse Coffee, and The Leaning Tower of"
- highNo rents or lease terms given, so income can't be verified Listing says: Rent both and let it pay for itself. · AI review
- highPriced well above what rent estimates support Based on: data: underwriting.break_even_price · AI review
- mediumAsking is $151,379 above the price where cash flow breaks even ($223,521) at the default scenario. Based on: Derived: price $374,900 vs. break-even $223,521
- mediumMarketed as a 'turnkey' duplex but the description gives no ages for boilers, roof, wiring or windows Listing says: add a turnkey duplex to their portfolio · AI review
- mediumOwner pays water, sewer and trash, which cuts into thin cash flow Listing says: You handle water, sewer, and trash. · AI review
- low$288 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 3402924220172: special assessments (current) = $287.76
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 130 days on market, 1 price cuts
- Separate boilers, meters and water heaters keep heat and electric on the tenants and make a house hack workable Listing says: separate boilers, separate electric, separate hot water heaters · AI review
- 127 days on market and a 2020 purchase at $375K give room to negotiate well below ask Based on: data: listing.days_on_market · AI review
- Minneapolis has no rent cap, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
- Shared basement laundry could earn coin or fee income if it's set up for it Listing says: shared laundry in the basement · AI review
Questions for the agent
- What are the current rents, lease end dates and deposits? Are any tenants month-to-month?
- What is the ownership structure behind the CHOWN license, and is the land trust, ground lease or co-op restriction a resale limit?
- How old are the two boilers, the water heaters and the electrical panels?
- What is the $288 special assessment for, and does it continue?
- What did water, sewer and trash cost over the last 12 months?
- Why has it sat 127 days, and has the price been cut?
Bottom line
Charming, well-set-up duplex, but at $374,900 it loses about $806 a month as a rental, so it only works as a house hack or at a much lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $7,344 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,416 |
| 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 1905: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-05-14 (144 days, relisted 1×); down $25,000 (6.3%) from the first ask of $399,900; last sold for $375,000 on 2020-12-21.
| Date | Event | Price |
|---|---|---|
| Price changed | $374,900 | |
| Relisted | $399,900 | |
| Removed | $399,900 | |
| Removed | — | |
| Removed | — | |
| Listed | $399,900 | |
| Listed | $399,900 | |
| Sold | $375,000 | |
| Relisted | $375,000 | |
| Removed | $375,000 | |
| Listed | $375,000 | |
| Removed | $264,900 | |
| Price changed | $264,900 | |
| Listed | $274,900 | |
| Sold public record | $264,900 | |
| Sold public record | $228,500 | |
| Sold public record | $232,500 | |
| Sold public record | $172,500 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1905 |
| Market value (2026) | $386,700 |
| Property tax | $7,344 |
| Special assessments | $288 |
| Homestead | no |
| Last sale | 2020-12-01 · $375,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 94;MN 55, about 515 m away.
Crime in Whittier
1,136 incidents in the last 12 months (76 per 1,000 residents), +1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).