2725 Dupont Ave S
Duplex · 2 units: 2 bed and 4 bed · 3,200 sq ft
Minneapolis, MN · Lowry Hill East · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $450,000 2 units · $225K per unit
- Monthly cash flow
- −$83 at 20% down, 7%
- Break-even price
- $434,458 where cash flow hits $0
First look
This is a 2-unit building in Lowry Hill East listed at $450K, below the $491K the seller paid in 2022. Our estimates put the 2-bed at about $1,850 and the 4-bed at about $2,700, and at those rents cash flow is about -$102 a month with a 6.1% cap rate. Break-even is around $431K, so the ask is only modestly above what an investor can justify at today's rates. The finishes look cosmetic and tidy, but the listing gives no rents, no roof or mechanical ages, and one photo shows virtual staging. Ask for the rent roll and system ages before booking a showing. With a modest price drop this could work, and it also suits you if you'd live in one unit.
Things to consider
- Price is somewhat above what rents support At about $4,550 a month in estimated rent, the building loses roughly $102 a month. Break-even is around $431K, so a modest cut is needed for investor math to work.
- Taxes are heavy for the income An investor pays the non-homestead bill, and about $8,900 a year eats a big share of rent.
- No actual rents are given Our rents are estimates. The occupied unit's real rent and lease terms decide whether the numbers are better or worse than modeled.Listing says: “Unit 2 is currently vacant, creating an ideal opportunity for an owner-occupant”
- 4-bedroom upper unit is the rent driver Rent on a large unit depends on legal bedroom count and egress on the third floor. Fewer legal bedrooms means lower rent.Listing says: “offers an impressive 4 bedrooms, 2 bathrooms, generous room sizes”
- Systems are undocumented on a 1900 building Heat, wiring, roof and plumbing ages are not given. Replacements could add big costs to an already negative deal.
- Owner-occupant angle may fit better than investing Living in one unit and renting the other with owner-occupant financing could cut the monthly loss, though it still needs the price to come down.Listing says: “great opportunity for both owner-occupants and investors”
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
- doneKitchens and bathrooms renovated in both unitsListing says: renovated kitchens and bathrooms in both units within the last five years
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
- $450,000
- Cash to close
- $58,500
- Price per unit
- $225,000
- GRM
- 8.2
Each month
- Cash flow
- −$635/mo
- Cash-on-cash
- −13.0%
- Cap rate
- 6.2%
- DSCR
- 0.78×
Break-even
- Price that breaks even
- $353,021
- Rent that breaks even
- $5,400/mo
Long run
- Year 30: property vs stocks
- $1.56M vs $624K
- Cash flow turns positive
- year 7
The deal
- Price
- $450,000
- Cash to close
- $58,500
- Price per unit
- $225,000
- GRM
- 8.2
Each month
- Cash flow
- −$1,022/mo
- Cash-on-cash
- −21.0%
- Cap rate
- 5.1%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $293,933
- Rent that breaks even
- $6,067/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $892K
- Cash flow turns positive
- year 14
The deal
- Price
- $440,000
- Cash to close
- $57,200
- Price per unit
- $220,000
- GRM
- 8.0
Each month
- Cash flow
- −$570/mo
- Cash-on-cash
- −12.0%
- Cap rate
- 6.3%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $353,021
- Rent that breaks even
- $5,315/mo
Long run
- Year 30: property vs stocks
- $1.58M vs $587K
- Cash flow turns positive
- year 6
The deal
- Price
- $440,000
- Cash to close
- $57,200
- Price per unit
- $220,000
- GRM
- 8.0
Each month
- Cash flow
- −$957/mo
- Cash-on-cash
- −20.1%
- Cap rate
- 5.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $293,933
- Rent that breaks even
- $5,971/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $835K
- Cash flow turns positive
- year 13
The deal
- Price
- $450,000
- Cash to close
- $103,500
- Price per unit
- $225,000
- GRM
- 8.2
Each month
- Cash flow
- −$83/mo
- Cash-on-cash
- −1.0%
- Cap rate
- 6.2%
- DSCR
- 0.97×
Break-even
- Price that breaks even
- $434,458
- Rent that breaks even
- $4,682/mo
Long run
- Year 30: property vs stocks
- $1.81M vs $796K
- Cash flow turns positive
- year 3
The deal
- Price
- $450,000
- Cash to close
- $103,500
- Price per unit
- $225,000
- GRM
- 8.2
Each month
- Cash flow
- −$470/mo
- Cash-on-cash
- −5.4%
- Cap rate
- 5.1%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $361,738
- Rent that breaks even
- $5,260/mo
Long run
- Year 30: property vs stocks
- $1.36M vs $952K
- Cash flow turns positive
- year 10
The deal
- Price
- $440,000
- Cash to close
- $101,200
- Price per unit
- $220,000
- GRM
- 8.0
Each month
- Cash flow
- −$29/mo
- Cash-on-cash
- −0.3%
- Cap rate
- 6.3%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $434,458
- Rent that breaks even
- $4,613/mo
Long run
- Year 30: property vs stocks
- $1.84M vs $773K
- Cash flow turns positive
- year 2
The deal
- Price
- $440,000
- Cash to close
- $101,200
- Price per unit
- $220,000
- GRM
- 8.0
Each month
- Cash flow
- −$417/mo
- Cash-on-cash
- −4.9%
- Cap rate
- 5.3%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $361,738
- Rent that breaks even
- $5,183/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $904K
- Cash flow turns positive
- year 9
The deal
- Price
- $450,000
- Cash to close
- $126,000
- Price per unit
- $225,000
- GRM
- 8.2
Each month
- Cash flow
- $67/mo
- Cash-on-cash
- 0.6%
- Cap rate
- 6.2%
- DSCR
- 1.03×
Break-even
- Price that breaks even
- $463,422
- Rent that breaks even
- $4,488/mo
Long run
- Year 30: property vs stocks
- $1.97M vs $959K
- Cash flow turns positive
- year 1
The deal
- Price
- $450,000
- Cash to close
- $126,000
- Price per unit
- $225,000
- GRM
- 8.2
Each month
- Cash flow
- −$320/mo
- Cash-on-cash
- −3.0%
- Cap rate
- 5.1%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $385,854
- Rent that breaks even
- $5,042/mo
Long run
- Year 30: property vs stocks
- $1.45M vs $1.04M
- Cash flow turns positive
- year 7
The deal
- Price
- $440,000
- Cash to close
- $123,200
- Price per unit
- $220,000
- GRM
- 8.0
Each month
- Cash flow
- $117/mo
- Cash-on-cash
- 1.1%
- Cap rate
- 6.3%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $463,422
- Rent that breaks even
- $4,423/mo
Long run
- Year 30: property vs stocks
- $2.00M vs $938K
- Cash flow turns positive
- year 1
The deal
- Price
- $440,000
- Cash to close
- $123,200
- Price per unit
- $220,000
- GRM
- 8.0
Each month
- Cash flow
- −$270/mo
- Cash-on-cash
- −2.6%
- Cap rate
- 5.3%
- DSCR
- 0.88×
Break-even
- Price that breaks even
- $385,854
- Rent that breaks even
- $4,969/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $1.00M
- Cash flow turns positive
- year 6
Monthly
Monthly breakdown
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Net operating income | $2,312 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$635 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Property management | −$387 |
| Net operating income | $1,925 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$1,022 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Net operating income | $2,312 |
| Mortgage (principal + interest) | −$2,635 |
| PMI | −$248 |
| Cash flow | −$570 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Property management | −$387 |
| Net operating income | $1,925 |
| Mortgage (principal + interest) | −$2,635 |
| PMI | −$248 |
| Cash flow | −$957 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Net operating income | $2,312 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$83 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Property management | −$387 |
| Net operating income | $1,925 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$470 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Net operating income | $2,312 |
| Mortgage (principal + interest) | −$2,342 |
| Cash flow | −$29 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Property management | −$387 |
| Net operating income | $1,925 |
| Mortgage (principal + interest) | −$2,342 |
| Cash flow | −$417 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Net operating income | $2,312 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | $67 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Property management | −$387 |
| Net operating income | $1,925 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$320 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Net operating income | $2,312 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | $117 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $4,575 |
| Vacancy (6%) | −$274 |
| Collected | $4,300 |
| Property tax Public record | −$742 |
| Insurance Estimate | −$238 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$366 |
| Capital reserve (9% of rent) | −$412 |
| Property management | −$387 |
| Net operating income | $1,925 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$270 |
| Principal paid down (equity, not cash) | $279 |
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
- $1,026,732
- Rental profits, invested at 7%
- $531,821
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $405,000 of loan.
$307,048 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,317
- Monthly shortfalls, invested
- $178,987
$58,500 put into an index fund instead of the down payment and closing costs.
$27,851 you'd have paid in while the building lost money, invested instead.
The building comes out $934,249 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $197,907
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $405,000 of loan.
$137,081 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,317
- Monthly shortfalls, invested
- $447,121
$58,500 put into an index fund instead of the down payment and closing costs.
$78,850 you'd have paid in while the building lost money, invested instead.
The building comes out $332,201 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $574,334
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $396,000 of loan.
$324,433 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,421
- Monthly shortfalls, invested
- $151,887
$57,200 put into an index fund instead of the down payment and closing costs.
$23,410 you'd have paid in while the building lost money, invested instead.
The building comes out $990,942 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $220,340
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $396,000 of loan.
$149,382 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,421
- Monthly shortfalls, invested
- $399,940
$57,200 put into an index fund instead of the down payment and closing costs.
$69,325 you'd have paid in while the building lost money, invested instead.
The building comes out $388,895 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $779,127
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $360,000 of loan.
$400,351 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,868
- Monthly shortfalls, invested
- $8,610
$103,500 put into an index fund instead of the down payment and closing costs.
$1,225 you'd have paid in while the building lost money, invested instead.
The building comes out $1,009,381 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $332,304
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $360,000 of loan.
$205,156 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,868
- Monthly shortfalls, invested
- $163,834
$103,500 put into an index fund instead of the down payment and closing costs.
$26,996 you'd have paid in while the building lost money, invested instead.
The building comes out $407,334 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $833,366
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $352,000 of loan.
$418,640 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,360
- Monthly shortfalls, invested
- $2,518
$101,200 put into an index fund instead of the down payment and closing costs.
$354 you'd have paid in while the building lost money, invested instead.
The building comes out $1,064,404 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $362,773
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $352,000 of loan.
$219,007 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,360
- Monthly shortfalls, invested
- $133,972
$101,200 put into an index fund instead of the down payment and closing costs.
$21,686 you'd have paid in while the building lost money, invested instead.
The building comes out $462,356 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $940,199
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $337,500 of loan.
$453,015 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $959,144
$126,000 put into an index fund instead of the down payment and closing costs.
The building comes out $1,007,787 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $423,909
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $337,500 of loan.
$245,460 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $959,144
- Monthly shortfalls, invested
- $85,758
$126,000 put into an index fund instead of the down payment and closing costs.
$13,410 you'd have paid in while the building lost money, invested instead.
The building comes out $405,739 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $996,759
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $330,000 of loan.
$470,978 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,830
$123,200 put into an index fund instead of the down payment and closing costs.
The building comes out $1,062,845 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $458,871
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $330,000 of loan.
$259,855 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,830
- Monthly shortfalls, invested
- $64,159
$123,200 put into an index fund instead of the down payment and closing costs.
$9,843 you'd have paid in while the building lost money, invested instead.
The building comes out $460,798 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 $1.56M, stocks $624K. The property wins.
Year 30 (loan paid off): property $1.22M, stocks $892K. The property wins.
Year 30 (loan paid off): property $1.58M, stocks $587K. The property wins.
Year 30 (loan paid off): property $1.22M, stocks $835K. The property wins.
Year 30 (loan paid off): property $1.81M, stocks $796K. The property wins.
Year 30 (loan paid off): property $1.36M, stocks $952K. The property wins.
Year 30 (loan paid off): property $1.84M, stocks $773K. The property wins.
Year 30 (loan paid off): property $1.37M, stocks $904K. The property wins.
Year 30 (loan paid off): property $1.97M, stocks $959K. The property wins.
Year 30 (loan paid off): property $1.45M, stocks $1.04M. The property wins.
Year 30 (loan paid off): property $2.00M, stocks $938K. The property wins.
Year 30 (loan paid off): property $1.46M, stocks $1.00M. The property wins.
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 $1,850/mo · range $1,675–$2,325 · 25 rentals within 0.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2644 Dupont Ave S Unit 1, Minneapolis | $1,575 | 2 / 1 | 0.1 mi |
| 2837 Emerson Ave S, Minneapolis | $2,395 | 2 / 2 | 0.2 mi |
| 2841 Bryant Ave S, Minneapolis | $2,345 | 2 / 2 | 0.2 mi |
| 2825 Fremont Ave S, Minneapolis | $1,635 | 2 / 1 | 0.2 mi |
| 2626 Fremont Ave S, Minneapolis | $1,225 | 2 / 1 | 0.2 mi |
| 2647 Girard Ave S Apt 2, Minneapolis | $1,550 | 2 / 1 | 0.2 mi |
| 2817 Girard Ave S, Minneapolis | $2,945 | 2 / 2.5 | 0.2 mi |
| 2838 Fremont Ave S, Minneapolis | $1,990 | 2 / 2 | 0.2 mi |
| 1408 W 28th St, Minneapolis | $1,599 | 2 / 1 | 0.2 mi |
| 2800 Girard Ave S, Minneapolis | $1,585 | 2 / 1 | 0.2 mi |
4 bed estimate $2,725/mo · range $2,550–$2,800 · 6 rentals within 1.25 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2449 Lyndale Ave S, Minneapolis | $2,395 | 4 / 3 | 0.4 mi |
| 2529 Pleasant Ave Unit 2, Minneapolis | $2,500 | 4 / 2 | 0.6 mi |
| 1924 Colfax Ave S, Minneapolis | $2,550 | 4 / 2 | 0.7 mi |
| 3448 Girard Ave S, Minneapolis | $2,595 | 4 / 2 | 0.9 mi |
| 220 E 27th St, Minneapolis | $2,600 | 4 / 1 | 1.0 mi |
| 3032 3rd Ave S, Minneapolis | $2,200 | 4 / 1 | 1.0 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
- mediumListing never says who pays heat. Hot-water heat is likely one boiler, so the owner may carry that bill Based on: data: county.heat_type · AI review
- mediumSeller paid $491K in 2022 and still wants $450K, so the price is anchored to the old purchase, not to rents Based on: data: county.last_sale_price · AI review
- lowPhotos include a virtually staged bedroom, so the real condition of that room is unverified Based on: photo 9 · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 25 days on market, 2 price cuts
- Main unit may allow a 3rd bedroom, which would raise its rent if egress and a closet are legal Listing says: additional space that may offer potential for a 3rd bedroom · AI review
- Vacant unit lets you set rent, screen your own tenant, or owner-occupy Listing says: Unit 2 is currently vacant, creating an ideal opportunity for an owner-occupant · AI review
- Minneapolis has no rent cap, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- Which unit is vacant, and what did the last tenant pay? Can you share the rent roll for the occupied unit and its lease terms?
- Is heat one boiler or separate systems, and who pays gas, water and trash? What were the last 12 months of bills?
- How old are the roof, boiler, water heater and electrical panels, and what amperage is the service?
- Were the kitchen and bath renovations permitted, and by whom were they done?
- Is the possible 3rd bedroom in the main unit legal, with egress and a closet?
- Why has it sat 22 days, and is the seller open to a price cut?
Bottom line
Nice-looking 2-4 duplex in a great location, but at $450K it loses about $100 a month as a rental and breaks even at roughly $431K. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $8,905 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,860 |
| 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 | 8% / 9% |
Price history Realtor.com
On the market since 2026-05-06 (152 days, relisted 1×); down $49,900 (10.0%) from the first ask of $499,900; last sold for $491,000 on 2022-03-31; listed for rent at $1,545/mo on 2025-11-18.
| Date | Event | Price |
|---|---|---|
| Listed | $450,000 | |
| Removed | $484,900 | |
| Removed | $539,900 | |
| Price changed | $484,900 | |
| Listed | $499,900 | |
| Removed | — | |
| Rent changed | $1,545/mo | |
| Rent changed | $1,645/mo | |
| Listed for rent | $1,745/mo | |
| Sold | $491,000 | |
| Relisted | $515,000 | |
| Removed | — | |
| Price changed | $515,000 | |
| Listed | $540,000 | |
| Removed | — | |
| Price changed | $540,000 | |
| Price changed | $559,900 | |
| Price changed | $579,000 | |
| Listed | $599,900 | |
| Sold | $262,000 | |
| Listed | $269,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1900 |
| Market value (2026) | $470,700 |
| Property tax | $8,905 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2022-03-01 · $491,000 |
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 1387 m away.
Crime in Lowry Hill East
647 incidents in the last 12 months (74 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).