Menu
Back to Minneapolis
Minneapolis › Como

2500 Como Ave SE

5 units · 5 units: 3 bed / 1 bath ×2 and 2 bed / 1 bath ×3 unit split estimated · 4,026 sq ft

Minneapolis, MN · Como · View the listing ↗

Close
9 photos
2500 Como Ave SE, photo 1
1 / 9
2500 Como Ave SE, photo 2
2 / 9
2500 Como Ave SE, photo 3
3 / 9
2500 Como Ave SE, photo 4
4 / 9
2500 Como Ave SE, photo 5
5 / 9
2500 Como Ave SE, photo 6
6 / 9
2500 Como Ave SE, photo 7
7 / 9
2500 Como Ave SE, photo 8
8 / 9
2500 Como Ave SE, photo 9
9 / 9

Photos courtesy of National Realty Guild - Broker, via Realtor.com.

Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.

Asking price
$799,000
5 units · $160K per unit
Monthly cash flow
−$667
at 20% down, 7%
Estimated rent
$7,075/mo
medium confidence
Break-even price
$673,751
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

The description says four units at 3BR/1BA each, but the county and listing data count five units and 12 beds, and the city license covers only four. Settle the unit count first. Our numbers at the $799K ask show about -$667/month cash flow with a 5.4% cap rate, and break-even price is about $674K. That's well under asking. 'Great cash flow' is unsupported because the description gives no rents, so get the rent roll and expenses before a showing. The last sale was $610K in 2019, and the building has sat 85 days. Hot-water heat with new boilers is a plus, but the flat roof and the unit count need checking.

Things to consider

  1. Unit count conflict Four vs five units affects income, licensing and legal compliance. An unlicensed unit could be a problem or a risk to rent.
  2. Price vs. numbers At ask the building runs about -$667/month with a 5.4% cap. You would need a price cut or rents above our estimates.
  3. Rents are unknown The description claims 'great cash flow' with no rent figures. Compare actual rents to our estimates before valuing the building.Listing says: “This fully rented building with great cash flow”
  4. Flat roof Flat roofs on stucco buildings leak and are costly to replace. Get the age and a moisture inspection.
  5. Recent boiler and window updates These lower near-term capex, but confirm permits and whether it is one boiler per unit or per building.Listing says: “4 broilers installed in 2025.”

From the photos

Listing photo 1
1 of 6Check

Stucco exterior appears intact in this view. Building looks like a two-story box with a likely flat roofline.

Listing photo 2
2 of 6Plus

Hardwood floors and dark woodwork appear in good, original condition.

Listing photo 4
3 of 6Plus

Kitchen has stainless appliances, granite counters and cherry cabinets. Appears updated and fairly recent.

Listing photo 3
4 of 6Check

Window A/C units and radiators visible, which fits hot-water heat and no central air.

Listing photo 7
5 of 6Check

Bedrooms are small, with radiators and older double-hung windows. Appears serviceable but modest.

Listing photo 1
6 of 6Check

Only one unit's interior is shown. No baths, basement, boilers or electrical panels, and the other units are unseen.

Based on 9 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

  • doneFour boilers installedListing says: 4 broilers installed in 2025.
  • doneWindows replacedListing says: Windows installed in 2019.

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

Down payment %
Offer $
Management
Interest rate %
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
$799,000
Cash to close
$183,770
Price per unit
$159,800
GRM
9.4

Each month

Cash flow
−$667/mo
Cash-on-cash
−4.4%
Cap rate
5.4%
DSCR
0.84×

Break-even

Price that breaks even
$673,751
Rent that breaks even
$7,941/mo

Long run

Year 30: property vs stocks
$2.60M vs $1.59M
Cash flow turns positive
year 8

Monthly

Monthly breakdown

Rent$7,075
Vacancy (6%)−$424
Collected$6,650
Property tax Public record−$918
Insurance Estimate−$459
Water, sewer, trash Estimate−$425
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (9% of rent)−$637
Capital reserve (8% of rent)−$566
Net operating income$3,586
Mortgage (principal + interest)−$4,253
Cash flow−$667
Principal paid down (equity, not cash)$541

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$2,599,447
Your equity when you sell
$1,823,020

Sells for $1,939,383 (value up 3% a year), minus 6% selling cost ($116,363). Rent paid down $639,200 of loan.

Rental profits, invested at 7%
$776,428

$456,000 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$1,589,245
Cash to close, invested at 7%
$1,398,904

$183,770 put into an index fund instead of the down payment and closing costs.

Monthly shortfalls, invested
$190,341

$30,102 you'd have paid in while the building lost money, invested instead.

The building comes out $1,010,202 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 $2.60M, stocks $1.59M. The property wins.

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.

3 bed / 1 bath estimate $1,625/mo · range $1,500–$1,775

AddressRentBd / BaSq ftDistanceListedMatch
1095 15th Ave SE, Minneapolis 55414 $1,500 3 / 1 3,982 0.7 mi 2025-05-13 99%
925-27 22nd Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.2 mi 2024-04-28 94%
1075 24th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.2 mi 2025-01-13 94%
1114-16 14th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.6 mi 2026-09-29 93%
1109 13th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.8 mi 2025-10-09 93%
1309 7th St SE, Minneapolis 55414 $1,800 3 / 2 — 0.8 mi 2026-09-26 88%
1099 15th Ave SE, Minneapolis 55414 $1,300 2 / 1 3,765 0.7 mi 2024-07-26 88%
814 13th Ave SE, Minneapolis 55414 off market $1,450 2 / 1 — 0.8 mi 2025-09-03 83%
1109 17th Ave SE, Minneapolis 55414 $1,795 3 / 1.5 1,700 0.6 mi 2024-09-27 83%
815 Weeks Ave SE, Minneapolis 55414 off market $1,700 3 / 1 1,100 0.2 mi 2026-08-13 82%

2 bed / 1 bath estimate $1,275/mo · range $1,050–$1,500

AddressRentBd / BaSq ftDistanceListedMatch
1099 15th Ave SE, Minneapolis 55414 $1,300 2 / 1 3,765 0.7 mi 2024-07-26 97%
814 13th Ave SE, Minneapolis 55414 off market $1,450 2 / 1 — 0.8 mi 2025-09-03 93%
1095 15th Ave SE, Minneapolis 55414 $1,500 3 / 1 3,982 0.7 mi 2025-05-13 89%
925-27 22nd Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.2 mi 2024-04-28 84%
1075 24th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.2 mi 2025-01-13 84%
1114-16 14th Ave SE, Minneapolis 55414 $1,500 3 / 1 — 0.6 mi 2026-09-29 84%
990 15th Ave SE, Minneapolis 55414 off market $975 1 / 1 — 0.6 mi 2026-06-16 84%
1634 Eustis St, Apt 3, Roseville 55108 off market $975 1 / 1 — 0.8 mi 2026-08-11 83%
1642 Eustis St, Apt 8, Roseville 55108 off market $1,015 1 / 1 — 0.8 mi 2026-09-01 83%
1201 Brook Ave SE, Minneapolis 55414 $1,000 1 / 1 — 0.8 mi 2026-07-17 83%

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

  • highThe city's rental license covers 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 2500 COMO AVE SE, units=4
  • highDescription says four units but county and listing data show five, and the city license covers four. Possible unlicensed unit or data error. Based on: data: city.rental_license · AI review
  • highAsking price is above our break-even price, so the deal runs negative at the ask. Based on: data: underwriting.break_even_price · AI review
  • mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 1902923130036: roof=Flat, exterior=WOOD
  • medium'Great cash flow' claim comes with no rents or expenses. Unverified. Listing says: This fully rented building with great cash flow · AI review
  • lowFour 3-bed units mean heavy occupancy and wear. Listed 85 days. Based on: data: listing.days_on_market · AI review

Opportunities

  • New boilers in 2025 and windows in 2019 reduce near-term big-ticket capex. Listing says: 4 broilers installed in 2025. · AI review
  • Corner double lot with rear off-street parking. Near the U of M, which supports steady renter demand. Listing says: situated on a corner double lot · AI review
  • No rent cap in Minneapolis, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

  • Is this four units or five? Why does the license cover only four?
  • Can I see the rent roll, lease end dates and trailing-12 expenses?
  • Who pays heat and water? Are the new boilers one per unit or shared?
  • How old is the flat roof, and any leaks?
  • Why has it been listed 85 days, and have there been price cuts or offers?
  • What is the electrical service in each unit?

Bottom line

Nice-looking, recently updated building, but at $799K it loses money in our numbers and the unit count doesn't add up. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)$11,015
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$5,506
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid$425
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. 12 bedrooms: +1 pt repairs for wear9% / 8%

Price history Realtor.com

On the market since 2026-07-04 (93 days); down $21,000 (2.6%) from the first ask of $820,000; last sold for $610,000 on 2019-01-18; listed for rent at $975/mo on 2017-06-07.

DateEventPrice
Price changed$799,000
Listed$820,000
Removed$820,000
Sold$610,000
Removed—
Listed$650,000
Rental removed$975/mo
Listed for rent$975/mo
Rental removed$1,000/mo
Listed for rent$1,000/mo
Rental removed$975/mo
Listed for rent$975/mo
Sold public record$160,000
Sold public record$160,000

County record Public record

Recorded asapartment 4 or 5 unit
Living units5
Year built1922
Market value (2026)$580,000
Property tax$11,015
Special assessmentsnone
Homesteadno
Last sale2019-01-01 · $610,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 280, about 1042 m away.

Crime in Como

409 incidents in the last 12 months (60 per 1,000 residents), +30% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).