3126 Emerson Ave S
Duplex · 2 units: 2 bed / 1.5 bath ×2 unit split estimated · 2,710 sq ft
Minneapolis, MN · South Uptown · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $569,000 2 units · $284K per unit
- Monthly cash flow
- −$1,305 at 20% down, 7%
- Break-even price
- $323,752 where cash flow hits $0
First look
This is a thin listing: no tenant info, no systems, no taxes, and 324 days on market at $569K. That long a wait says the price isn't clearing, so there's room to negotiate. The city rental license shows only 1 unit (a CHOWN license, which looks like an owner-occupied-style license), so confirm both units can legally be rented. Our estimate is about $3,650/month in total rent ($1,825 per unit), which at 20% down and a 7.0% rate gives about -$1,305/month cash flow and a 3.6% cap rate, with a break-even price around $324K, far below the $569K ask. At $569K for 4 beds and 3 baths I'd be skeptical until you see actual rents and tax bills. The photos show a third-floor attic space with its own full bath and a baseboard-heat finish, which may or may not be part of a rentable unit. Ask for the rent roll, the licensed unit count and the heating setup before a showing.
Things to consider
- Licensing: 1 unit on the city license If the second unit isn't legal to rent, income and financing both suffer. Verify with the city before you offer.
- Estimated income only On estimated rents, $569K doesn't work at current rates: it's about -$1,305/month and break-even is around $324K. Ask for the rent roll and trailing-12 expenses to confirm.Listing says: “offering flexibility for owner-occupant or investor”
- Price versus time on market 324 days unsold suggests the ask is above what buyers will pay. Offer off a verified-income number, not the list price.
- Dated kitchen and mixed systems Dated kitchens, window AC and radiator plus electric heat suggest updates will be needed before rents rise. Budget for them.From photo 5
- Unverified taxes and unit count County parcel data didn't match, so tax bill and living units are unknown. Taxes can change cash flow a lot in Minneapolis.
- Attic space may be extra rentable area It looks finished and has its own bath. If it's permitted and has egress, it could add a bedroom, but if not it's unusable for rent.From photo 6
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
- $569,000
- Cash to close
- $73,970
- Price per unit
- $284,500
- GRM
- 13.0
Each month
- Cash flow
- −$2,004/mo
- Cash-on-cash
- −32.5%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $263,067
- Rent that breaks even
- $6,253/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $1.95M
- Cash flow turns positive
- year 28
The deal
- Price
- $569,000
- Cash to close
- $73,970
- Price per unit
- $284,500
- GRM
- 13.0
Each month
- Cash flow
- −$2,313/mo
- Cash-on-cash
- −37.5%
- Cap rate
- 3.0%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $215,925
- Rent that breaks even
- $7,024/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $2.42M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $559,000
- Cash to close
- $72,670
- Price per unit
- $279,500
- GRM
- 12.8
Each month
- Cash flow
- −$1,938/mo
- Cash-on-cash
- −32.0%
- Cap rate
- 3.7%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $263,067
- Rent that breaks even
- $6,167/mo
Long run
- Year 30: property vs stocks
- $1.29M vs $1.87M
- Cash flow turns positive
- year 27
The deal
- Price
- $559,000
- Cash to close
- $72,670
- Price per unit
- $279,500
- GRM
- 12.8
Each month
- Cash flow
- −$2,247/mo
- Cash-on-cash
- −37.1%
- Cap rate
- 3.0%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $215,925
- Rent that breaks even
- $6,929/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $2.34M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $569,000
- Cash to close
- $130,870
- Price per unit
- $284,500
- GRM
- 13.0
Each month
- Cash flow
- −$1,305/mo
- Cash-on-cash
- −12.0%
- Cap rate
- 3.6%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $323,752
- Rent that breaks even
- $5,345/mo
Long run
- Year 30: property vs stocks
- $1.34M vs $1.89M
- Cash flow turns positive
- year 23
The deal
- Price
- $569,000
- Cash to close
- $130,870
- Price per unit
- $284,500
- GRM
- 13.0
Each month
- Cash flow
- −$1,614/mo
- Cash-on-cash
- −14.8%
- Cap rate
- 3.0%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $265,735
- Rent that breaks even
- $6,005/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $2.33M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $559,000
- Cash to close
- $128,570
- Price per unit
- $279,500
- GRM
- 12.8
Each month
- Cash flow
- −$1,252/mo
- Cash-on-cash
- −11.7%
- Cap rate
- 3.7%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $323,752
- Rent that breaks even
- $5,276/mo
Long run
- Year 30: property vs stocks
- $1.32M vs $1.82M
- Cash flow turns positive
- year 22
The deal
- Price
- $559,000
- Cash to close
- $128,570
- Price per unit
- $279,500
- GRM
- 12.8
Each month
- Cash flow
- −$1,561/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 3.0%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $265,735
- Rent that breaks even
- $5,927/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $2.25M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $569,000
- Cash to close
- $159,320
- Price per unit
- $284,500
- GRM
- 13.0
Each month
- Cash flow
- −$1,116/mo
- Cash-on-cash
- −8.4%
- Cap rate
- 3.6%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $345,336
- Rent that breaks even
- $5,099/mo
Long run
- Year 30: property vs stocks
- $1.36M vs $1.92M
- Cash flow turns positive
- year 21
The deal
- Price
- $569,000
- Cash to close
- $159,320
- Price per unit
- $284,500
- GRM
- 13.0
Each month
- Cash flow
- −$1,425/mo
- Cash-on-cash
- −10.7%
- Cap rate
- 3.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $283,451
- Rent that breaks even
- $5,729/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $2.33M
- Cash flow turns positive
- year 29
The deal
- Price
- $559,000
- Cash to close
- $156,520
- Price per unit
- $279,500
- GRM
- 12.8
Each month
- Cash flow
- −$1,066/mo
- Cash-on-cash
- −8.2%
- Cap rate
- 3.7%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $345,336
- Rent that breaks even
- $5,035/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $1.85M
- Cash flow turns positive
- year 20
The deal
- Price
- $559,000
- Cash to close
- $156,520
- Price per unit
- $279,500
- GRM
- 12.8
Each month
- Cash flow
- −$1,375/mo
- Cash-on-cash
- −10.5%
- Cap rate
- 3.0%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $283,451
- Rent that breaks even
- $5,656/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $2.26M
- Cash flow turns positive
- year 28
Monthly
Monthly breakdown
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Net operating income | $1,723 |
| Mortgage (principal + interest) | −$3,407 |
| PMI | −$320 |
| Cash flow | −$2,004 |
| Principal paid down (equity, not cash) | $433 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Property management | −$309 |
| Net operating income | $1,414 |
| Mortgage (principal + interest) | −$3,407 |
| PMI | −$320 |
| Cash flow | −$2,313 |
| Principal paid down (equity, not cash) | $433 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Net operating income | $1,723 |
| Mortgage (principal + interest) | −$3,347 |
| PMI | −$314 |
| Cash flow | −$1,938 |
| Principal paid down (equity, not cash) | $426 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Property management | −$309 |
| Net operating income | $1,414 |
| Mortgage (principal + interest) | −$3,347 |
| PMI | −$314 |
| Cash flow | −$2,247 |
| Principal paid down (equity, not cash) | $426 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Net operating income | $1,723 |
| Mortgage (principal + interest) | −$3,028 |
| Cash flow | −$1,305 |
| Principal paid down (equity, not cash) | $385 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Property management | −$309 |
| Net operating income | $1,414 |
| Mortgage (principal + interest) | −$3,028 |
| Cash flow | −$1,614 |
| Principal paid down (equity, not cash) | $385 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Net operating income | $1,723 |
| Mortgage (principal + interest) | −$2,975 |
| Cash flow | −$1,252 |
| Principal paid down (equity, not cash) | $379 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Property management | −$309 |
| Net operating income | $1,414 |
| Mortgage (principal + interest) | −$2,975 |
| Cash flow | −$1,561 |
| Principal paid down (equity, not cash) | $379 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Net operating income | $1,723 |
| Mortgage (principal + interest) | −$2,839 |
| Cash flow | −$1,116 |
| Principal paid down (equity, not cash) | $361 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Property management | −$309 |
| Net operating income | $1,414 |
| Mortgage (principal + interest) | −$2,839 |
| Cash flow | −$1,425 |
| Principal paid down (equity, not cash) | $361 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Net operating income | $1,723 |
| Mortgage (principal + interest) | −$2,789 |
| Cash flow | −$1,066 |
| Principal paid down (equity, not cash) | $355 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Listing | −$630 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (9% of rent) | −$328 |
| Property management | −$309 |
| Net operating income | $1,414 |
| Mortgage (principal + interest) | −$2,789 |
| Cash flow | −$1,375 |
| Principal paid down (equity, not cash) | $355 |
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
- $1,298,245
- Rental profits, invested at 7%
- $6,587
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $512,100 of loan.
$6,296 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $563,079
- Monthly shortfalls, invested
- $1,387,353
$73,970 put into an index fund instead of the down payment and closing costs.
$317,242 you'd have paid in while the building lost money, invested instead.
Stocks come out $645,599 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $0
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $512,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $563,079
- Monthly shortfalls, invested
- $1,861,088
$73,970 put into an index fund instead of the down payment and closing costs.
$487,235 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,125,920 ahead after 30 years.
- Your equity when you sell
- $1,275,430
- Rental profits, invested at 7%
- $9,696
Sells for $1,356,840 (value up 3% a year), minus 6% selling cost ($81,410). Rent paid down $503,100 of loan.
$9,104 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $553,183
- Monthly shortfalls, invested
- $1,320,849
$72,670 put into an index fund instead of the down payment and closing costs.
$298,223 you'd have paid in while the building lost money, invested instead.
Stocks come out $588,905 ahead after 30 years.
- Your equity when you sell
- $1,275,430
- Rental profits, invested at 7%
- $0
Sells for $1,356,840 (value up 3% a year), minus 6% selling cost ($81,410). Rent paid down $503,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $553,183
- Monthly shortfalls, invested
- $1,791,475
$72,670 put into an index fund instead of the down payment and closing costs.
$465,409 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,069,228 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $37,483
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $455,200 of loan.
$32,163 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $996,216
- Monthly shortfalls, invested
- $890,112
$130,870 put into an index fund instead of the down payment and closing costs.
$191,465 you'd have paid in while the building lost money, invested instead.
Stocks come out $550,599 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $0
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $455,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $996,216
- Monthly shortfalls, invested
- $1,332,951
$130,870 put into an index fund instead of the down payment and closing costs.
$335,591 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,030,921 ahead after 30 years.
- Your equity when you sell
- $1,275,430
- Rental profits, invested at 7%
- $44,320
Sells for $1,356,840 (value up 3% a year), minus 6% selling cost ($81,410). Rent paid down $447,200 of loan.
$37,438 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $978,708
- Monthly shortfalls, invested
- $836,618
$128,570 put into an index fund instead of the down payment and closing costs.
$177,579 you'd have paid in while the building lost money, invested instead.
Stocks come out $495,576 ahead after 30 years.
- Your equity when you sell
- $1,275,430
- Rental profits, invested at 7%
- $0
Sells for $1,356,840 (value up 3% a year), minus 6% selling cost ($81,410). Rent paid down $447,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $978,708
- Monthly shortfalls, invested
- $1,272,620
$128,570 put into an index fund instead of the down payment and closing costs.
$316,431 you'd have paid in while the building lost money, invested instead.
Stocks come out $975,899 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $65,493
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $426,750 of loan.
$53,012 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,212,784
- Monthly shortfalls, invested
- $703,569
$159,320 put into an index fund instead of the down payment and closing costs.
$144,173 you'd have paid in while the building lost money, invested instead.
Stocks come out $552,615 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $1,746
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $426,750 of loan.
$1,716 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,212,784
- Monthly shortfalls, invested
- $1,120,144
$159,320 put into an index fund instead of the down payment and closing costs.
$269,167 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,032,937 ahead after 30 years.
- Your equity when you sell
- $1,275,430
- Rental profits, invested at 7%
- $74,911
Sells for $1,356,840 (value up 3% a year), minus 6% selling cost ($81,410). Rent paid down $419,250 of loan.
$59,581 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,191,470
- Monthly shortfalls, invested
- $656,427
$156,520 put into an index fund instead of the down payment and closing costs.
$132,780 you'd have paid in while the building lost money, invested instead.
Stocks come out $497,557 ahead after 30 years.
- Your equity when you sell
- $1,275,430
- Rental profits, invested at 7%
- $3,192
Sells for $1,356,840 (value up 3% a year), minus 6% selling cost ($81,410). Rent paid down $419,250 of loan.
$3,094 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,191,470
- Monthly shortfalls, invested
- $1,065,029
$156,520 put into an index fund instead of the down payment and closing costs.
$252,582 you'd have paid in while the building lost money, invested instead.
Stocks come out $977,879 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 $1.30M, stocks $1.95M. Stocks win.
Year 30 (loan paid off): property $1.30M, stocks $2.42M. Stocks win.
Year 30 (loan paid off): property $1.29M, stocks $1.87M. Stocks win.
Year 30 (loan paid off): property $1.28M, stocks $2.34M. Stocks win.
Year 30 (loan paid off): property $1.34M, stocks $1.89M. Stocks win.
Year 30 (loan paid off): property $1.30M, stocks $2.33M. Stocks win.
Year 30 (loan paid off): property $1.32M, stocks $1.82M. Stocks win.
Year 30 (loan paid off): property $1.28M, stocks $2.25M. Stocks win.
Year 30 (loan paid off): property $1.36M, stocks $1.92M. Stocks win.
Year 30 (loan paid off): property $1.30M, stocks $2.33M. Stocks win.
Year 30 (loan paid off): property $1.35M, stocks $1.85M. Stocks win.
Year 30 (loan paid off): property $1.28M, stocks $2.26M. 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.
2 bed estimate $1,825/mo · range $1,500–$2,300 · 23 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1212 W Lake St, Minneapolis | $2,140 | 2 / 2 | 0.2 mi |
| 3305 Bryant Ave S, Minneapolis | $1,375 | 2 / 1 | 0.3 mi |
| 1477 W Lake St, Minneapolis | $2,710 | 2 / 2 | 0.3 mi |
| 2922 Aldrich Ave S, Minneapolis | $2,120 | 2 / 2 | 0.3 mi |
| 2922 Aldrich Ave S Unit 612, Minneapolis | $2,150 | 2 / 2 | 0.3 mi |
| 2837 Emerson Ave S, Minneapolis | $2,395 | 2 / 2 | 0.3 mi |
| 2851 Hennepin Ave, Minneapolis | $2,337 | 2 / 2 | 0.4 mi |
| 2825 Fremont Ave S, Minneapolis | $1,635 | 2 / 1 | 0.4 mi |
| 2838 Fremont Ave S, Minneapolis | $1,990 | 2 / 2 | 0.4 mi |
| 3247 Lyndale Ave S, Minneapolis | $1,315 | 2 / 1 | 0.4 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
- highRental license shows 1 unit, not 2. Confirm the second unit is legal to rent. Based on: data: city.rental_license · AI review
- highDescription gives no rents, tenant status, lease terms, taxes or system ages. Income can't be checked. Listing says: offering flexibility for owner-occupant or investor · 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 3126 EMERSON AVE S
- mediumAsking is $245,248 above the price where cash flow breaks even ($323,752) at the default scenario. Based on: Derived: price $569,000 vs. break-even $323,752
- mediumNo rent estimate or underwriting is available, so the $569K price can't be tested against income. Based on: data: rent_estimate · AI review
- mediumPhotos show original-era radiators in the main floors and electric baseboard in the attic. That suggests mixed heating, and the number of heat sources and meters is unknown. Based on: photo 7 · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 327 days on market
- 324 days on market suggests the seller may accept a meaningful discount. Based on: data: listing.days_on_market · AI review
- Original oak woodwork and hardwood floors give character that can support rents after cosmetic work. Based on: photo 4 · AI review
- Two-car garage can add rent or tenant appeal in a street-parking neighborhood. Listing says: Two-car garage and additional street parking. · AI review
Questions for the agent
- Is the second unit licensed as a rental? The city shows 1 unit on a CHOWN license.
- What are the current rents, lease terms and tenant status for each unit?
- How is each unit heated and who pays heat, water and electric? How many boilers and meters?
- Is the finished attic part of a unit, and is it permitted with legal egress?
- What are the real property taxes, and why has it sat 324 days with what price changes?
- What are the roof, boiler and electrical panel ages?
Bottom line
Little information and a one-unit rental license on a 324-day listing at $569K that loses about $1,305/month on estimated rents: get the rent roll and licensing sorted before spending time on it. 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. | $7,563 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,725 |
| 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 1909: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2025-11-12 (327 days); down $80,900 (12.4%) from the first ask of $649,900.
| Date | Event | Price |
|---|---|---|
| Price changed | $569,000 | |
| Price changed | $574,000 | |
| Price changed | $589,000 | |
| Price changed | $599,000 | |
| Price changed | $639,900 | |
| Listed | $649,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2025 | $7,563 |
| County | Hennepin |
| Parcel number | 0402824120095 |
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.
City rental license
CHOWN: 1 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 35W, about 1556 m away.
Crime in South Uptown
337 incidents in the last 12 months (57 per 1,000 residents), −13% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).