2701 Virginia Ave N
Fourplex · 4 units: 2 bed / 1 bath ×3 and 1 bed / 1 bath unit split estimated · 3,200 sq ft
Hope, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $550,000 4 units · $138K per unit
- Monthly cash flow
- $1 at 20% down, 7%
- Estimated rent
- $5,775/mo medium confidence
- Break-even price
- $550,126 where cash flow hits $0
First look
This is a 1965 brick 4-plex, fully rented, listed at $550K with 7 days on market. The description gives no rents, no lease terms, no utilities and no repair history, so everything rests on our estimates. At the ask with 20% down, we get about $1/month cash flow and a 6.4% cap rate, which is essentially break-even and leaves no room for surprises. Break-even price is about $550K, so the ask only just works if our rents and tax assumptions hold. Taxes and unit count are unverified because we couldn't match a county parcel. Get the rent roll, leases, trailing-12 expenses and the tax bill first. Baseboard electric heat appears in the photos, which could mean tenants pay their own heat. Worth a showing only if the actual rents meet or beat our estimates.
Things to consider
- Cash flow is essentially zero at the ask About $1/month leaves no cushion for repairs, vacancy or higher insurance. Small errors in rent or tax could turn it negative.
- Taxes are unverified We couldn't match a parcel, so the tax bill is an assumption. Taxes on a 4-plex at this price are a major swing factor.
- Actual rents are unknown The numbers use our estimates. Real rents could be higher or lower, and that decides whether this works.
- Dated interiors and an unknown unit mix Kitchens look older, so renovating at turnover may take capital before rents rise. Unit sizes are inferred, so check them.From photo 5
- 1965 building with unknown systems Heat, wiring, plumbing and roof ages are not given. Replacement could be large across four units.
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
- $550,000
- Cash to close
- $71,500
- Price per unit
- $137,500
- GRM
- 7.9
Each month
- Cash flow
- −$675/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 6.4%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $447,008
- Rent that breaks even
- $6,640/mo
Long run
- Year 30: property vs stocks
- $2.01M vs $720K
- Cash flow turns positive
- year 6
The deal
- Price
- $550,000
- Cash to close
- $71,500
- Price per unit
- $137,500
- GRM
- 7.9
Each month
- Cash flow
- −$1,163/mo
- Cash-on-cash
- −19.5%
- Cap rate
- 5.3%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $372,420
- Rent that breaks even
- $7,448/mo
Long run
- Year 30: property vs stocks
- $1.55M vs $1.02M
- Cash flow turns positive
- year 13
The deal
- Price
- $540,000
- Cash to close
- $70,200
- Price per unit
- $135,000
- GRM
- 7.8
Each month
- Cash flow
- −$609/mo
- Cash-on-cash
- −10.4%
- Cap rate
- 6.5%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $447,008
- Rent that breaks even
- $6,556/mo
Long run
- Year 30: property vs stocks
- $2.04M vs $687K
- Cash flow turns positive
- year 5
The deal
- Price
- $540,000
- Cash to close
- $70,200
- Price per unit
- $135,000
- GRM
- 7.8
Each month
- Cash flow
- −$1,098/mo
- Cash-on-cash
- −18.8%
- Cap rate
- 5.4%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $372,420
- Rent that breaks even
- $7,353/mo
Long run
- Year 30: property vs stocks
- $1.55M vs $964K
- Cash flow turns positive
- year 12
The deal
- Price
- $550,000
- Cash to close
- $126,500
- Price per unit
- $137,500
- GRM
- 7.9
Each month
- Cash flow
- $1/mo
- Cash-on-cash
- 0.0%
- Cap rate
- 6.4%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $550,126
- Rent that breaks even
- $5,774/mo
Long run
- Year 30: property vs stocks
- $2.35M vs $963K
- Cash flow turns positive
- year 1
The deal
- Price
- $550,000
- Cash to close
- $126,500
- Price per unit
- $137,500
- GRM
- 7.9
Each month
- Cash flow
- −$488/mo
- Cash-on-cash
- −4.6%
- Cap rate
- 5.3%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $458,332
- Rent that breaks even
- $6,477/mo
Long run
- Year 30: property vs stocks
- $1.73M vs $1.11M
- Cash flow turns positive
- year 8
The deal
- Price
- $540,000
- Cash to close
- $124,200
- Price per unit
- $135,000
- GRM
- 7.8
Each month
- Cash flow
- $54/mo
- Cash-on-cash
- 0.5%
- Cap rate
- 6.5%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $550,126
- Rent that breaks even
- $5,706/mo
Long run
- Year 30: property vs stocks
- $2.38M vs $945K
- Cash flow turns positive
- year 1
The deal
- Price
- $540,000
- Cash to close
- $124,200
- Price per unit
- $135,000
- GRM
- 7.8
Each month
- Cash flow
- −$435/mo
- Cash-on-cash
- −4.2%
- Cap rate
- 5.4%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $458,332
- Rent that breaks even
- $6,400/mo
Long run
- Year 30: property vs stocks
- $1.75M vs $1.07M
- Cash flow turns positive
- year 8
The deal
- Price
- $550,000
- Cash to close
- $154,000
- Price per unit
- $137,500
- GRM
- 7.9
Each month
- Cash flow
- $184/mo
- Cash-on-cash
- 1.4%
- Cap rate
- 6.4%
- DSCR
- 1.07×
Break-even
- Price that breaks even
- $586,801
- Rent that breaks even
- $5,540/mo
Long run
- Year 30: property vs stocks
- $2.55M vs $1.17M
- Cash flow turns positive
- year 1
The deal
- Price
- $550,000
- Cash to close
- $154,000
- Price per unit
- $137,500
- GRM
- 7.9
Each month
- Cash flow
- −$305/mo
- Cash-on-cash
- −2.4%
- Cap rate
- 5.3%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $488,887
- Rent that breaks even
- $6,214/mo
Long run
- Year 30: property vs stocks
- $1.86M vs $1.24M
- Cash flow turns positive
- year 6
The deal
- Price
- $540,000
- Cash to close
- $151,200
- Price per unit
- $135,000
- GRM
- 7.8
Each month
- Cash flow
- $234/mo
- Cash-on-cash
- 1.9%
- Cap rate
- 6.5%
- DSCR
- 1.09×
Break-even
- Price that breaks even
- $586,801
- Rent that breaks even
- $5,476/mo
Long run
- Year 30: property vs stocks
- $2.59M vs $1.15M
- Cash flow turns positive
- year 1
The deal
- Price
- $540,000
- Cash to close
- $151,200
- Price per unit
- $135,000
- GRM
- 7.8
Each month
- Cash flow
- −$255/mo
- Cash-on-cash
- −2.0%
- Cap rate
- 5.4%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $488,887
- Rent that breaks even
- $6,142/mo
Long run
- Year 30: property vs stocks
- $1.88M vs $1.20M
- Cash flow turns positive
- year 5
Monthly
Monthly breakdown
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Net operating income | $2,928 |
| Mortgage (principal + interest) | −$3,293 |
| PMI | −$309 |
| Cash flow | −$675 |
| Principal paid down (equity, not cash) | $419 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Property management | −$489 |
| Net operating income | $2,439 |
| Mortgage (principal + interest) | −$3,293 |
| PMI | −$309 |
| Cash flow | −$1,163 |
| Principal paid down (equity, not cash) | $419 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Net operating income | $2,928 |
| Mortgage (principal + interest) | −$3,233 |
| PMI | −$304 |
| Cash flow | −$609 |
| Principal paid down (equity, not cash) | $411 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Property management | −$489 |
| Net operating income | $2,439 |
| Mortgage (principal + interest) | −$3,233 |
| PMI | −$304 |
| Cash flow | −$1,098 |
| Principal paid down (equity, not cash) | $411 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Net operating income | $2,928 |
| Mortgage (principal + interest) | −$2,927 |
| Cash flow | $1 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Property management | −$489 |
| Net operating income | $2,439 |
| Mortgage (principal + interest) | −$2,927 |
| Cash flow | −$488 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Net operating income | $2,928 |
| Mortgage (principal + interest) | −$2,874 |
| Cash flow | $54 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Property management | −$489 |
| Net operating income | $2,439 |
| Mortgage (principal + interest) | −$2,874 |
| Cash flow | −$435 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Net operating income | $2,928 |
| Mortgage (principal + interest) | −$2,744 |
| Cash flow | $184 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Property management | −$489 |
| Net operating income | $2,439 |
| Mortgage (principal + interest) | −$2,744 |
| Cash flow | −$305 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Net operating income | $2,928 |
| Mortgage (principal + interest) | −$2,694 |
| Cash flow | $234 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $5,775 |
| Vacancy (6%) | −$346 |
| Collected | $5,428 |
| Property tax Listing | −$810 |
| Insurance Estimate | −$367 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$462 |
| Capital reserve (8% of rent) | −$462 |
| Property management | −$489 |
| Net operating income | $2,439 |
| Mortgage (principal + interest) | −$2,694 |
| Cash flow | −$255 |
| Principal paid down (equity, not cash) | $343 |
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
- $1,254,894
- Rental profits, invested at 7%
- $755,827
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $495,000 of loan.
$421,537 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $544,276
- Monthly shortfalls, invested
- $175,224
$71,500 put into an index fund instead of the down payment and closing costs.
$26,912 you'd have paid in while the building lost money, invested instead.
The building comes out $1,291,220 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $294,420
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $495,000 of loan.
$197,087 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $544,276
- Monthly shortfalls, invested
- $473,780
$71,500 put into an index fund instead of the down payment and closing costs.
$81,386 you'd have paid in while the building lost money, invested instead.
The building comes out $531,259 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $803,058
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $486,000 of loan.
$439,829 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $534,380
- Monthly shortfalls, invested
- $152,843
$70,200 put into an index fund instead of the down payment and closing costs.
$23,378 you'd have paid in while the building lost money, invested instead.
The building comes out $1,347,914 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $319,822
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $486,000 of loan.
$210,308 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $534,380
- Monthly shortfalls, invested
- $429,569
$70,200 put into an index fund instead of the down payment and closing costs.
$72,782 you'd have paid in while the building lost money, invested instead.
The building comes out $587,952 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $1,091,103
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $440,000 of loan.
$541,205 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $962,950
$126,500 put into an index fund instead of the down payment and closing costs.
The building comes out $1,383,048 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $479,875
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $440,000 of loan.
$286,084 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $962,950
- Monthly shortfalls, invested
- $148,733
$126,500 put into an index fund instead of the down payment and closing costs.
$23,803 you'd have paid in while the building lost money, invested instead.
The building comes out $623,086 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $1,151,435
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $432,000 of loan.
$560,365 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $945,442
$124,200 put into an index fund instead of the down payment and closing costs.
The building comes out $1,438,071 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $514,004
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $432,000 of loan.
$300,773 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $945,442
- Monthly shortfalls, invested
- $122,531
$124,200 put into an index fund instead of the down payment and closing costs.
$19,332 you'd have paid in while the building lost money, invested instead.
The building comes out $678,109 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $1,298,492
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $412,500 of loan.
$607,070 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,172,287
$154,000 put into an index fund instead of the down payment and closing costs.
The building comes out $1,381,100 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $605,981
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $412,500 of loan.
$338,401 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,172,287
- Monthly shortfalls, invested
- $67,451
$154,000 put into an index fund instead of the down payment and closing costs.
$10,256 you'd have paid in while the building lost money, invested instead.
The building comes out $621,137 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $1,355,052
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $405,000 of loan.
$625,033 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,150,973
$151,200 put into an index fund instead of the down payment and closing costs.
The building comes out $1,436,158 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $644,922
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $405,000 of loan.
$353,567 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,150,973
- Monthly shortfalls, invested
- $49,832
$151,200 put into an index fund instead of the down payment and closing costs.
$7,459 you'd have paid in while the building lost money, invested instead.
The building comes out $676,196 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 $2.01M, stocks $720K. The property wins.
Year 30 (loan paid off): property $1.55M, stocks $1.02M. The property wins.
Year 30 (loan paid off): property $2.04M, stocks $687K. The property wins.
Year 30 (loan paid off): property $1.55M, stocks $964K. The property wins.
Year 30 (loan paid off): property $2.35M, stocks $963K. The property wins.
Year 30 (loan paid off): property $1.73M, stocks $1.11M. The property wins.
Year 30 (loan paid off): property $2.38M, stocks $945K. The property wins.
Year 30 (loan paid off): property $1.75M, stocks $1.07M. The property wins.
Year 30 (loan paid off): property $2.55M, stocks $1.17M. The property wins.
Year 30 (loan paid off): property $1.86M, stocks $1.24M. The property wins.
Year 30 (loan paid off): property $2.59M, stocks $1.15M. The property wins.
Year 30 (loan paid off): property $1.88M, stocks $1.20M. 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.
2 bed / 1 bath estimate $1,525/mo · range $1,200–$1,825
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 7225 Valley Pl N, Crystal 55427 off market | $1,300 | 2 / 1 | 0.9 mi | 98% |
| 8015 36th Ave N, New, Hope 55427 | $1,775 | 2 / 1 | 1.0 mi | 98% |
| 7713 Knoll St N, Golden Valley 55427 off market | $2,350 | 2 / 1 | 1.0 mi | 98% |
| 3501 Louisiana Ave N, Crystal 55427 | $1,589 | 2 / 1 | 1.1 mi | 98% |
| 3501 Hillsboro Ave N, New, Hope 55427 | $1,490 | 2 / 1 | 1.1 mi | 98% |
| 3501-3507 Hillsboro Ave N, New, Hope 55427 | $1,490 | 2 / 1 | 1.1 mi | 98% |
| 7104 36th Ave N, New, Hope 55427 | $1,249 | 2 / 1 | 1.2 mi | 98% |
| 3246 Douglas Dr N, Apt 1, Crystal 55422 off market | $1,390 | 2 / 1 | 1.3 mi | 97% |
| 3300 Douglas Dr N, Crystal 55422 | $1,269 | 2 / 1 | 1.4 mi | 97% |
| 3610 Lancaster Ln N, Plymouth 55441 | $1,264 | 2 / 1 | 1.4 mi | 97% |
1 bed / 1 bath estimate $1,200/mo · range $1,000–$1,400
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2741 Virginia Ave N, New, Hope 55427 off market | $1,195 | 1 / 1 | 0.1 mi | 100% |
| 2448 Winnetka Ave N, Golden Valley 55427 | $1,505 | 1 / 1 | 0.3 mi | 99% |
| 2710 Rosalyn Ct, Apt 303, Minneapolis 55427 off market | $1,275 | 1 / 1 | 0.3 mi | 99% |
| 2740 Rosalyn Ct, Apt 203, Minneapolis 55427 off market | $1,195 | 1 / 1 | 0.3 mi | 99% |
| 2911 Hillsboro Ave N, New, Hope 55427 | $1,075 | 1 / 1 | 0.7 mi | 99% |
| 1816 Independence Ave N, Rm 2, Minneapolis 55427 off market | $660 | 1 / 1 | 0.9 mi | 98% |
| 7611 36th Ave N, New, Hope 55427 | $1,381 | 1 / 1 | 1.0 mi | 98% |
| 8100 36th Ave N, New, Hope 55427 | $1,250 | 1 / 1 | 1.0 mi | 98% |
| 7710 36th Ave N, Crystal 55427 | $1,200 | 1 / 1 | 1.0 mi | 98% |
| 7201 36th Ave N, Crystal 55427 | $1,185 | 1 / 1 | 1.1 mi | 98% |
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
- highNo rents, leases or expenses given. Income is unproven. Listing says: offers an attractive combination of established rental income and a well-maintained building · 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 2701 VIRGINIA AVE N
- mediumMargin is thin at the ask. Break-even price is only about $14K above the ask. Based on: data: underwriting.break_even_price · AI review
- mediumListing says 'fully rented' but gives no lease end dates. Could be month-to-month or below-market leases. Listing says: With all four units currently leased · AI review
Opportunities
- If actual rents beat our estimates, cash flow improves quickly from a thin base. Based on: data: rent_estimate · AI review
- No rent cap, so rents can follow the market at turnover. Based on: data: underwriting.rent_rule · AI review
- Full occupancy and a location near retail and roads support tenant demand. Listing says: Conveniently located near shopping, dining, parks, schools, and major roadways · AI review
Questions for the agent
- Can I see the rent roll, lease end dates and any month-to-month tenants?
- What are the trailing-12 expenses, including taxes, insurance, water and trash?
- Who pays heat, electric and water? Is there a separate meter for each unit?
- What are the roof, boiler or baseboard, and electrical panel ages?
- What is the exact unit mix, and is the rental license current for four units?
- Why is the owner selling, and have any units turned over recently?
Bottom line
A clean-looking, fully rented 1965 fourplex that only breaks even at $550K on our estimates, so it hinges on the real rent roll. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2026. 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. | $9,718 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,400 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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. base rate | 8% / 8% |
Price history Realtor.com
On the market since 2026-09-28 (7 days).
| Date | Event | Price |
|---|---|---|
| Listed | $550,000 |
From the listing Listing
| Listed as | four plex |
| Property tax, 2026 | $9,718 |
| County | Hennepin |
| Parcel number | 1911821440077 |
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.
Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Hope on rental licensing before you buy.