2515 Fillmore St NE
Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath · 2,226 sq ft
Minneapolis, MN · Audubon Park · View the listing ↗
Photos courtesy of RE/MAX ADVANTAGE PLUS, via Realtor.com.
- Asking price
- $439,900 2 units · $220K per unit
- Monthly cash flow
- −$501 at 20% down, 7%
- Break-even price
- $345,833 where cash flow hits $0
First look
This is an up/down Minneapolis duplex asking $439,900 with no rents stated. Our estimates (3-bed around $1,950, 2-bed around $1,625) put cash flow near -$501 a month at asking with 20% down, and break-even is about $346K. At today's rates that gap is too large to close with a rent bump, so this only works as an owner-occupant or at a lower price. The county market value is $339,700 and the last sale was $425,000 in 2021, so the seller is near what they paid. First, get the rent roll and lease dates, plus the heat setup and the ownership structure the facts flag. Not worth a showing as an investment unless the price drops sharply.
Things to consider
- Price is far above what rents support Break-even is about $346K against a $439,900 ask. Even with strong rents, the monthly loss is large.
- No rents or lease info Without a rent roll you can't verify income. Our estimates are the only guide.
- Ownership structure flagged Land trust, ground lease or co-op terms can limit resale and financing options.
- Investor tax bill Non-homestead tax of about $6,451 weighs on cash flow and may change after a sale.
- Systems are unknown The 'maintenance-free' claim isn't backed by ages. 1900 construction means checking wiring, plumbing and foundation.Listing says: “This beautifully updated (and maintenance-free) up/down duplex offers a total of 5 bedrooms”
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
- doneDescribed as beautifully updated and maintenance-free; no specific recent work listedListing says: This beautifully updated (and maintenance-free) up/down duplex offers a total of 5 bedrooms
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
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$1,041/mo
- Cash-on-cash
- −21.8%
- Cap rate
- 5.0%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $281,009
- Rent that breaks even
- $4,892/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $905K
- Cash flow turns positive
- year 15
The deal
- Price
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$1,343/mo
- Cash-on-cash
- −28.2%
- Cap rate
- 4.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $234,836
- Rent that breaks even
- $5,479/mo
Long run
- Year 30: property vs stocks
- $1.05M vs $1.24M
- Cash flow turns positive
- year 22
The deal
- Price
- $429,900
- Cash to close
- $55,887
- Price per unit
- $214,950
- GRM
- 10.0
Each month
- Cash flow
- −$975/mo
- Cash-on-cash
- −20.9%
- Cap rate
- 5.1%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $281,009
- Rent that breaks even
- $4,810/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $847K
- Cash flow turns positive
- year 14
The deal
- Price
- $429,900
- Cash to close
- $55,887
- Price per unit
- $214,950
- GRM
- 10.0
Each month
- Cash flow
- −$1,278/mo
- Cash-on-cash
- −27.4%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $234,836
- Rent that breaks even
- $5,386/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.17M
- Cash flow turns positive
- year 21
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$501/mo
- Cash-on-cash
- −5.9%
- Cap rate
- 5.0%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $345,833
- Rent that breaks even
- $4,209/mo
Long run
- Year 30: property vs stocks
- $1.31M vs $955K
- Cash flow turns positive
- year 10
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$803/mo
- Cash-on-cash
- −9.5%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $289,009
- Rent that breaks even
- $4,714/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.22M
- Cash flow turns positive
- year 17
The deal
- Price
- $429,900
- Cash to close
- $98,877
- Price per unit
- $214,950
- GRM
- 10.0
Each month
- Cash flow
- −$447/mo
- Cash-on-cash
- −5.4%
- Cap rate
- 5.1%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $345,833
- Rent that breaks even
- $4,141/mo
Long run
- Year 30: property vs stocks
- $1.31M vs $906K
- Cash flow turns positive
- year 10
The deal
- Price
- $429,900
- Cash to close
- $98,877
- Price per unit
- $214,950
- GRM
- 10.0
Each month
- Cash flow
- −$750/mo
- Cash-on-cash
- −9.1%
- Cap rate
- 4.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $289,009
- Rent that breaks even
- $4,638/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $1.16M
- Cash flow turns positive
- year 17
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$354/mo
- Cash-on-cash
- −3.5%
- Cap rate
- 5.0%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $368,889
- Rent that breaks even
- $4,024/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $1.04M
- Cash flow turns positive
- year 8
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$657/mo
- Cash-on-cash
- −6.4%
- Cap rate
- 4.2%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $308,276
- Rent that breaks even
- $4,506/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $1.27M
- Cash flow turns positive
- year 15
The deal
- Price
- $429,900
- Cash to close
- $120,372
- Price per unit
- $214,950
- GRM
- 10.0
Each month
- Cash flow
- −$304/mo
- Cash-on-cash
- −3.0%
- Cap rate
- 5.1%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $368,889
- Rent that breaks even
- $3,960/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $997K
- Cash flow turns positive
- year 7
The deal
- Price
- $429,900
- Cash to close
- $120,372
- Price per unit
- $214,950
- GRM
- 10.0
Each month
- Cash flow
- −$607/mo
- Cash-on-cash
- −6.1%
- Cap rate
- 4.3%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $308,276
- Rent that breaks even
- $4,435/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $1.21M
- Cash flow turns positive
- year 14
Monthly
Monthly breakdown
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,841 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,041 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,538 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,343 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,841 |
| Mortgage (principal + interest) | −$2,574 |
| PMI | −$242 |
| Cash flow | −$975 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,538 |
| Mortgage (principal + interest) | −$2,574 |
| PMI | −$242 |
| Cash flow | −$1,278 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,841 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$501 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,538 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$803 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,841 |
| Mortgage (principal + interest) | −$2,288 |
| Cash flow | −$447 |
| Principal paid down (equity, not cash) | $291 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,538 |
| Mortgage (principal + interest) | −$2,288 |
| Cash flow | −$750 |
| Principal paid down (equity, not cash) | $291 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,841 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$354 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,538 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$657 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,841 |
| Mortgage (principal + interest) | −$2,145 |
| Cash flow | −$304 |
| Principal paid down (equity, not cash) | $273 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Public record | −$538 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$250 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,538 |
| Mortgage (principal + interest) | −$2,145 |
| Cash flow | −$607 |
| Principal paid down (equity, not cash) | $273 |
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
- $1,003,688
- Rental profits, invested at 7%
- $180,424
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$126,919 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $470,119
$57,187 put into an index fund instead of the down payment and closing costs.
$83,957 you'd have paid in while the building lost money, invested instead.
The building comes out $278,671 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $42,228
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$35,410 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $802,376
$57,187 put into an index fund instead of the down payment and closing costs.
$165,116 you'd have paid in while the building lost money, invested instead.
Stocks come out $191,782 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $201,707
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $386,910 of loan.
$138,836 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $425,426
- Monthly shortfalls, invested
- $421,788
$55,887 put into an index fund instead of the down payment and closing costs.
$74,049 you'd have paid in while the building lost money, invested instead.
The building comes out $335,363 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $51,352
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $386,910 of loan.
$42,158 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $425,426
- Monthly shortfalls, invested
- $741,886
$55,887 put into an index fund instead of the down payment and closing costs.
$150,038 you'd have paid in while the building lost money, invested instead.
Stocks come out $135,089 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $303,808
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$191,139 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $185,195
$101,177 put into an index fund instead of the down payment and closing costs.
$30,940 you'd have paid in while the building lost money, invested instead.
The building comes out $352,116 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $99,246
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$74,608 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $451,085
$101,177 put into an index fund instead of the down payment and closing costs.
$87,076 you'd have paid in while the building lost money, invested instead.
Stocks come out $118,337 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $332,463
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $343,920 of loan.
$204,552 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $752,677
- Monthly shortfalls, invested
- $153,519
$98,877 put into an index fund instead of the down payment and closing costs.
$25,192 you'd have paid in while the building lost money, invested instead.
The building comes out $407,138 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $113,646
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $343,920 of loan.
$83,548 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $752,677
- Monthly shortfalls, invested
- $405,154
$98,877 put into an index fund instead of the down payment and closing costs.
$76,856 you'd have paid in while the building lost money, invested instead.
Stocks come out $63,313 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $388,378
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$229,390 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $103,892
$123,172 put into an index fund instead of the down payment and closing costs.
$16,511 you'd have paid in while the building lost money, invested instead.
The building comes out $350,557 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $142,410
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$100,551 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $328,376
$123,172 put into an index fund instead of the down payment and closing costs.
$60,340 you'd have paid in while the building lost money, invested instead.
Stocks come out $119,895 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $421,406
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $322,425 of loan.
$243,380 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $916,302
- Monthly shortfalls, invested
- $80,359
$120,372 put into an index fund instead of the down payment and closing costs.
$12,538 you'd have paid in while the building lost money, invested instead.
The building comes out $405,616 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $159,817
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $322,425 of loan.
$110,371 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $916,302
- Monthly shortfalls, invested
- $289,222
$120,372 put into an index fund instead of the down payment and closing costs.
$52,197 you'd have paid in while the building lost money, invested instead.
Stocks come out $64,837 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 $1.18M, stocks $905K. The property wins.
Year 30 (loan paid off): property $1.05M, stocks $1.24M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $847K. The property wins.
Year 30 (loan paid off): property $1.03M, stocks $1.17M. Stocks win.
Year 30 (loan paid off): property $1.31M, stocks $955K. The property wins.
Year 30 (loan paid off): property $1.10M, stocks $1.22M. Stocks win.
Year 30 (loan paid off): property $1.31M, stocks $906K. The property wins.
Year 30 (loan paid off): property $1.09M, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $1.04M. The property wins.
Year 30 (loan paid off): property $1.15M, stocks $1.27M. Stocks win.
Year 30 (loan paid off): property $1.40M, stocks $997K. The property wins.
Year 30 (loan paid off): property $1.14M, stocks $1.21M. 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.
3 bed estimate $1,950/mo · range $1,800–$2,200 · 10 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 920 24th Ave NE, Minneapolis | $2,388 | 3 / 1 | 0.3 mi |
| 1709 Fillmore St NE, Minneapolis | $2,099 | 3 / 1 | 0.6 mi |
| 2318 Jefferson St NE, Minneapolis | $1,715 | 3 / 1.5 | 0.7 mi |
| 1460 Van Buren St NE, Minneapolis | $1,570 | 3 / 1.5 | 0.8 mi |
| 1322 Central Ave NE Unit 1, Minneapolis | $1,800 | 3 / 1 | 0.9 mi |
| 1622 Washington St NE, Minneapolis | $1,795 | 3 / 1 | 1.0 mi |
| 742 Buchanan St NE, Minneapolis | $1,700 | 3 / 1 | 1.1 mi |
| 1226 Adams St NE, Minneapolis | $2,049 | 3 / 1 | 1.2 mi |
| 912 4th St NE Unit Upstairs, Minneapolis | $1,900 | 3 / 1 | 1.4 mi |
| 912 4th St NE Unit Main, Minneapolis | $2,100 | 3 / 1 | 1.4 mi |
2 bed estimate $1,625/mo · range $1,450–$1,675 · 14 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2526 Polk St NE, Minneapolis | $1,700 | 2 / 1 | 0.2 mi |
| 920 24th Ave NE, Minneapolis | $1,350 | 2 / 1 | 0.3 mi |
| 2005 Taylor St NE # 2, Minneapolis | $1,595 | 2 / 1 | 0.3 mi |
| 1028 28th Ave NE, Minneapolis | $1,595 | 2 / 1 | 0.3 mi |
| 2207 1/2 Central Ave NE Apt 4, Minneapolis | $1,600 | 2 / 1 | 0.4 mi |
| 1010 20th Ave NE Unit 2, Minneapolis | $1,395 | 2 / 1 | 0.4 mi |
| 2015 Central Ave NE, Minneapolis | $1,600 | 2 / 1 | 0.4 mi |
| 2636 Jackson St NE Unit 2, Minneapolis | $1,600 | 2 / 1 | 0.4 mi |
| 2902 Polk St NE, Minneapolis | $1,500 | 2 / 1 | 0.5 mi |
| 1823 Ulysses St NE, Minneapolis | $1,300 | 2 / 1 | 0.6 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: "local favorites like restaurants, breweries, and the food co-op . Includes three (3) off-street parking spaces ."
- mediumTax bill is non-homestead and high relative to the county market value Based on: data: county.tax · AI review
- mediumHeavy price vs. recent sale and county value; seller is asking above both Based on: data: county.market_value · AI review
- medium'Maintenance-free' is a marketing claim with no system ages given (roof, boiler/furnace, electrical) Listing says: This beautifully updated (and maintenance-free) up/down duplex offers a total of 5 bedrooms · AI review
Opportunities
- Minneapolis has no rent cap, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
- Separate washer/dryer in each unit and three off-street spaces support rentability Listing says: Includes three (3) off-street parking spaces . · AI review
- Owner-occupant option: live in one unit and rent the other to offset costs Listing says: a perfect option to offset your own living expenses · AI review
Questions for the agent
- What are the current rents and lease end dates for each unit? Can I see the rent roll?
- What is the ownership structure (land trust, ground lease or co-op), and what does it mean for resale and financing?
- Who pays heat and utilities, and is the heat separately metered per unit?
- What are the ages of the roof, furnace(s), water heater and electrical panel?
- Why has it sat 50 days, and has the price changed?
- Are the window A/C units the only cooling, and is anything planned to be replaced?
Bottom line
Nice-looking duplex, but at $439,900 it loses about $501 a month by our numbers and only pencils near $346K. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $6,451 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,592 |
| 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; "fully updated" in the description: -1 pts each | 7% / 8% |
Price history Realtor.com
On the market since 2026-06-24 (103 days, relisted 1×); down $9,100 (2.0%) from the first ask of $449,000; last sold for $425,000 on 2021-06-30.
| Date | Event | Price |
|---|---|---|
| Price changed | $439,900 | |
| Listed | $449,900 | |
| Removed | $449,000 | |
| Sold | $425,000 | |
| Listed | $425,000 | |
| Sold public record | $270,450 | |
| Sold public record | $261,000 | |
| Sold public record | $45,900 | |
| Sold public record | $51,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1900 |
| Market value (2026) | $339,700 |
| Property tax | $6,451 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2021-06-01 · $425,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 35W, about 1380 m away.
Crime in Audubon Park
157 incidents in the last 12 months (29 per 1,000 residents), +10% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).