2313 Glenwood Ave
Duplex · 2 units: 2 bed / 1 bath and 1 bed / 1 bath unit split estimated · 1,923 sq ft
Minneapolis, MN · Harrison · View the listing ↗
Photos courtesy of Lakes Area Realty - South - Broker, via Realtor.com.
- Asking price
- $320,000 2 units · $160K per unit
- Monthly cash flow
- −$388 at 20% down, 7%
- Estimated rent
- $2,725/mo medium confidence
- Break-even price
- $247,055 where cash flow hits $0
First look
This is a 1905 up/down in Minneapolis asking $320K, and our numbers say it loses about $388 a month at 20% down, with a 4.9% cap rate and a break-even price near $247K. That is roughly $73K below ask, so the price only works with a big cut or a meaningful rent upside. There are no stated rents, so get the rent roll, lease dates and whether either unit is owner-occupied now. The photos show hardwoods and radiators, but the kitchens look dated and the basement is unfinished and unphotographed. Check the rental license first, then the boiler and electrical. Worth a showing only if the seller will come down well toward our break-even.
Things to consider
- Price is far above what the numbers support Negative monthly cash flow at ask and a break-even price about $73K lower means you would be paying for hope, not income.
- Rental licensing is unverified If the building is not licensed, you may face inspections, fees or limits on renting before collecting rent.
- Lower unit layout limits rent With the den as a pass-through room, the lower unit is a true 1-bed, so rent should follow the 1-bed estimate.Listing says: “We're not calling it a second bedroom because the front entrance goes through that room.”
- Tax bill will likely rise The county shows a homestead tax; an investor typically pays a higher non-homestead rate, which hurts cash flow further.
- Old building systems are unverified A 1905 build with radiators means boiler, wiring and plumbing age drive reserves and insurability.
- Long time on market gives leverage 152 days suggests the market disagrees with the ask, so a low offer is reasonable.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
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
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 9.8
Each month
- Cash flow
- −$781/mo
- Cash-on-cash
- −22.5%
- Cap rate
- 4.9%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $200,746
- Rent that breaks even
- $3,739/mo
Long run
- Year 30: property vs stocks
- $843K vs $684K
- Cash flow turns positive
- year 16
The deal
- Price
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 9.8
Each month
- Cash flow
- −$1,012/mo
- Cash-on-cash
- −29.2%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $165,551
- Rent that breaks even
- $4,201/mo
Long run
- Year 30: property vs stocks
- $749K vs $949K
- Cash flow turns positive
- year 24
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 9.5
Each month
- Cash flow
- −$716/mo
- Cash-on-cash
- −21.3%
- Cap rate
- 5.1%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $200,746
- Rent that breaks even
- $3,654/mo
Long run
- Year 30: property vs stocks
- $840K vs $624K
- Cash flow turns positive
- year 14
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 9.5
Each month
- Cash flow
- −$946/mo
- Cash-on-cash
- −28.2%
- Cap rate
- 4.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $165,551
- Rent that breaks even
- $4,105/mo
Long run
- Year 30: property vs stocks
- $734K vs $877K
- Cash flow turns positive
- year 22
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 9.8
Each month
- Cash flow
- −$388/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.9%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $247,055
- Rent that breaks even
- $3,229/mo
Long run
- Year 30: property vs stocks
- $926K vs $713K
- Cash flow turns positive
- year 11
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 9.8
Each month
- Cash flow
- −$619/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $203,741
- Rent that breaks even
- $3,628/mo
Long run
- Year 30: property vs stocks
- $783K vs $929K
- Cash flow turns positive
- year 19
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 9.5
Each month
- Cash flow
- −$335/mo
- Cash-on-cash
- −5.6%
- Cap rate
- 5.1%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $247,055
- Rent that breaks even
- $3,160/mo
Long run
- Year 30: property vs stocks
- $930K vs $663K
- Cash flow turns positive
- year 10
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 9.5
Each month
- Cash flow
- −$566/mo
- Cash-on-cash
- −9.5%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $203,741
- Rent that breaks even
- $3,550/mo
Long run
- Year 30: property vs stocks
- $773K vs $864K
- Cash flow turns positive
- year 18
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 9.8
Each month
- Cash flow
- −$282/mo
- Cash-on-cash
- −3.8%
- Cap rate
- 4.9%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $263,525
- Rent that breaks even
- $3,091/mo
Long run
- Year 30: property vs stocks
- $983K vs $772K
- Cash flow turns positive
- year 9
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 9.8
Each month
- Cash flow
- −$512/mo
- Cash-on-cash
- −6.9%
- Cap rate
- 4.1%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $217,324
- Rent that breaks even
- $3,472/mo
Long run
- Year 30: property vs stocks
- $810K vs $957K
- Cash flow turns positive
- year 16
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 9.5
Each month
- Cash flow
- −$232/mo
- Cash-on-cash
- −3.2%
- Cap rate
- 5.1%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $263,525
- Rent that breaks even
- $3,026/mo
Long run
- Year 30: property vs stocks
- $992K vs $725K
- Cash flow turns positive
- year 8
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 9.5
Each month
- Cash flow
- −$462/mo
- Cash-on-cash
- −6.4%
- Cap rate
- 4.2%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $217,324
- Rent that breaks even
- $3,400/mo
Long run
- Year 30: property vs stocks
- $802K vs $894K
- Cash flow turns positive
- year 15
Monthly
Monthly breakdown
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$781 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Property management | −$231 |
| Net operating income | $1,084 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$1,012 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | −$716 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Property management | −$231 |
| Net operating income | $1,084 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | −$946 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | −$388 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Property management | −$231 |
| Net operating income | $1,084 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | −$619 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | −$335 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Property management | −$231 |
| Net operating income | $1,084 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | −$566 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$282 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Property management | −$231 |
| Net operating income | $1,084 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$512 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | −$232 |
| Principal paid down (equity, not cash) | $197 |
| Rent | $2,725 |
| Vacancy (6%) | −$164 |
| Collected | $2,562 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$218 |
| Capital reserve (9% of rent) | −$245 |
| Property management | −$231 |
| Net operating income | $1,084 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | −$462 |
| Principal paid down (equity, not cash) | $197 |
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
- $730,121
- Rental profits, invested at 7%
- $112,503
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$80,838 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $366,882
$41,600 put into an index fund instead of the down payment and closing costs.
$66,607 you'd have paid in while the building lost money, invested instead.
The building comes out $159,071 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $19,113
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$16,663 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $632,089
$41,600 put into an index fund instead of the down payment and closing costs.
$134,045 you'd have paid in while the building lost money, invested instead.
Stocks come out $199,526 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $132,205
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$92,213 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
- Monthly shortfalls, invested
- $316,972
$40,300 put into an index fund instead of the down payment and closing costs.
$56,156 you'd have paid in while the building lost money, invested instead.
The building comes out $215,764 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $26,456
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$22,388 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
- Monthly shortfalls, invested
- $569,819
$40,300 put into an index fund instead of the down payment and closing costs.
$117,945 you'd have paid in while the building lost money, invested instead.
Stocks come out $142,833 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $195,656
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$125,519 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
- Monthly shortfalls, invested
- $153,016
$73,600 put into an index fund instead of the down payment and closing costs.
$26,005 you'd have paid in while the building lost money, invested instead.
The building comes out $212,498 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $53,009
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$41,301 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
- Monthly shortfalls, invested
- $368,966
$73,600 put into an index fund instead of the down payment and closing costs.
$73,401 you'd have paid in while the building lost money, invested instead.
Stocks come out $146,099 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $222,777
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$138,536 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
- Monthly shortfalls, invested
- $119,807
$71,300 put into an index fund instead of the down payment and closing costs.
$19,861 you'd have paid in while the building lost money, invested instead.
The building comes out $267,521 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $65,280
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$49,341 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
- Monthly shortfalls, invested
- $320,906
$71,300 put into an index fund instead of the down payment and closing costs.
$62,280 you'd have paid in while the building lost money, invested instead.
Stocks come out $91,076 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $252,913
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$152,306 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
- Monthly shortfalls, invested
- $89,611
$89,600 put into an index fund instead of the down payment and closing costs.
$14,470 you'd have paid in while the building lost money, invested instead.
The building comes out $211,364 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $79,386
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$58,159 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
- Monthly shortfalls, invested
- $274,681
$89,600 put into an index fund instead of the down payment and closing costs.
$51,937 you'd have paid in while the building lost money, invested instead.
Stocks come out $147,232 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $284,231
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$165,925 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
- Monthly shortfalls, invested
- $64,369
$86,800 put into an index fund instead of the down payment and closing costs.
$10,126 you'd have paid in while the building lost money, invested instead.
The building comes out $266,423 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $94,774
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$67,265 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
- Monthly shortfalls, invested
- $233,508
$86,800 put into an index fund instead of the down payment and closing costs.
$43,079 you'd have paid in while the building lost money, invested instead.
Stocks come out $92,174 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 $843K, stocks $684K. The property wins.
Year 30 (loan paid off): property $749K, stocks $949K. Stocks win.
Year 30 (loan paid off): property $840K, stocks $624K. The property wins.
Year 30 (loan paid off): property $734K, stocks $877K. Stocks win.
Year 30 (loan paid off): property $926K, stocks $713K. The property wins.
Year 30 (loan paid off): property $783K, stocks $929K. Stocks win.
Year 30 (loan paid off): property $930K, stocks $663K. The property wins.
Year 30 (loan paid off): property $773K, stocks $864K. Stocks win.
Year 30 (loan paid off): property $983K, stocks $772K. The property wins.
Year 30 (loan paid off): property $810K, stocks $957K. Stocks win.
Year 30 (loan paid off): property $992K, stocks $725K. The property wins.
Year 30 (loan paid off): property $802K, stocks $894K. Stocks win.
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.
2 bed / 1 bath estimate $1,475/mo · range $1,275–$1,700
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2208-2210 Glenwood Ave, Minneapolis 55405 off market | $1,299 | 2 / 1 | 0.1 mi | 94% |
| 519 Russell Ave N, Apt 1, Minneapolis 55405 off market | $1,650 | 2 / 1 | 0.2 mi | 94% |
| 506 Newton Ave N, Minneapolis 55405 off market | $1,400 | 2 / 1 | 0.3 mi | 94% |
| 1715 Glenwood Ave, Minneapolis 55405 off market | $1,260 | 2 / 1 | 0.4 mi | 93% |
| 314 Knox Ave N, Minneapolis 55405 off market | $1,375 | 2 / 1 | 0.4 mi | 93% |
| 155 Cedar Lake Rd N, Minneapolis 55405 off market | $1,100 | 2 / 1 | 0.4 mi | 93% |
| 238 Irving Ave N, Minneapolis 55405 off market | $1,360 | 2 / 1 | 0.6 mi | 93% |
| 625 627 Penn Ave S, Minneapolis 55405 off market | $1,575 | 2 / 1 | 0.7 mi | 93% |
| 1407 N Girard Ave, Unit 2, Minneapolis 55411 off market | $1,900 | 2 / 1 | 1.1 mi | 93% |
| 405 Queen Ave N, Unit 1, Minneapolis 55405 off market | $1,250 | 2 / 1 | 0.1 mi | 91% |
1 bed / 1 bath estimate $1,250/mo · range $1,025–$1,475
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 224 Humboldt Ave N, Minneapolis 55405 off market | $1,099 | 1 / 1 | 0.6 mi | 93% |
| 1430 N Irving Ave, Rms 1 & 2, Minneapolis 55411 off market | $650 | 1 / 1 | 1.1 mi | 92% |
| 222 Logan Ave N, Apt 3, Minneapolis 55405 off market | $1,250 | 1 / 1 | 0.4 mi | 88% |
| 222 Logan Ave N, Apt 1, Minneapolis 55405 off market | $1,250 | 1 / 1 | 0.4 mi | 88% |
| 222 Logan Ave N, Apt 2, Minneapolis 55405 off market | $1,250 | 1 / 1 | 0.4 mi | 87% |
| 1707 Glenwood Ave, Minneapolis 55405 off market | $950 | 1 / 1 | 0.4 mi | 85% |
| 52 Groveland Ter, Unit 316, Minneapolis 55403 off market | $1,500 | 1 / 1 | 1.2 mi | 85% |
| 2324 Glenwood Ave, Minneapolis 55405 off market | $975 | 1 / 1 | 0.0 mi | 85% |
| 2208-2210 Glenwood Ave, Minneapolis 55405 off market | $1,299 | 2 / 1 | 0.1 mi | 84% |
| 2107 5th Ave N, Unit 3, Minneapolis 55405 off market | $900 | 1 / 1 | 0.2 mi | 84% |
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
- highPriced well above what rents support: negative cash flow and break-even about $73K under ask. Based on: data: underwriting · AI review
- mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 2313 GLENWOOD AVE
- mediumLower unit's front entrance runs through the den, so the den is not a bedroom and the layout is awkward for privacy. Listing says: We're not calling it a second bedroom because the front entrance goes through that room. · AI review
- mediumTaxes are billed at the homestead rate; an investor will likely pay a higher non-homestead bill. Based on: data: county.homestead · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 152 days on market
- Unfinished full basement could offer storage, laundry or possible added space, subject to code and egress. Listing says: Full unfinished basement. · AI review
- No rent cap in Minneapolis, so rents can follow the market after updates. Based on: data: underwriting.rent_rule · AI review
- 152 days on market gives room to negotiate price. Based on: data: listing.days_on_market · AI review
Questions for the agent
- What are the current rents, lease end dates, and is either unit owner-occupied?
- Is the building licensed as a rental, and when was it last inspected?
- How old are the boiler, roof, and electrical panel, and are there fuses or knob-and-tube wiring?
- Who pays heat? Is it one boiler or separate systems for each unit?
- Why has it sat 152 days, and have there been price cuts or offers?
- Is the basement dry, and is there laundry hookup and storage for each unit?
Bottom line
Charming old duplex, but at $320K it loses money; it only works near $247K or with proven higher rents. 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. | $4,131 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,509 |
| 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 2026-05-06 (152 days); last sold for $175,000 on 2005-11-28.
| Date | Event | Price |
|---|---|---|
| Listed | $320,000 | |
| Sold public record | $175,000 | |
| Sold public record | $80,000 | |
| Sold public record | $30,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1905 |
| Market value (2026) | $313,700 |
| Property tax | $4,579 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2005-11-01 · $175,000 |
Source: Hennepin County parcel records.
City rental license
No record in Minneapolis Active Rental Licenses.
Nearest highway
I 394, about 1136 m away.
Crime in Harrison
245 incidents in the last 12 months (76 per 1,000 residents), +27% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).