3308 84th Ave N

Duplex · 2 units: 4 bed / 2 bath ×2 unit split estimated · 3,176 sq ft

Cash flows

11 photos

Photos, via Realtor.com.

Asking price: $510,000
Monthly cash flow: $674
Estimated rent: $5,700/mo
Break-even price: $636,600

Adjust the numbers See the full breakdown

From the listing

Turnkey Side-by-Side Duplex, Fully Leased with Premium Unit Mix. Rare opportunity to own a fully leased, side-by-side duplex. Both units feature a spacious 4-bedroom, 2-bathroom layout - a standout floor plan in the duplex market that drives stronger rental income and broader tenant appeal than the typical 1-3 bedroom configuration. Each unit includes its own private garage, adding valuable convenience and storage. The location is a major draw: residents can walk to multiple neighborhood parks, and enjoy easy access to restaurants, shopping, a dog park, and even golf courses. Commuters will appreciate the convenient access to major highways, making this an easy sell for tenant retention and future leasing. With strong existing leases in place, this is a true turnkey investment. A must-see for investors seeking a low-maintenance, high-demand rental property.

Description from Realtor.com, MLS #7131873. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 1979 side-by-side with two 4-bed/2-bath units, listed at $510K with 26 days on market. Our numbers show about $674/mo cash flow and a 7.97% cap at asking, using $2,850 per unit, but the listing gives no rents, so that income is our estimate, not the seller's. We also couldn't match a county parcel, so taxes and unit count are unverified. Photos show updated kitchens and baths, which helps. Ask for the rent roll, leases, tax bill and utility costs first. It looks worth a showing if the real rents come near $2,850.

Things to consider

Income is unproven Our cash flow rests on estimated rents of $2,850 per unit. Actual leases could be lower or higher and change the deal.
Taxes are unknown With no parcel match, an investor's tax bill could differ from what we assumed and cut cash flow.
Break-even price is above asking Our model says the deal breaks even near $636,600, which leaves some cushion if rents and expenses check out.
Unit updates look recent but systems are unknown Cosmetic updates don't tell you about the roof, furnaces or panels, which drive big costs on a 1979 building.From photo 7
Tenant wear on 8 bedrooms Large units attract families and roommates, and high occupancy raises turnover and repair costs.

From the photos

Based on 8 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: $510,000
Cash to close: $117,300
Price per unit: $255,000
GRM: 7.5

Each month

Cash flow: $674/mo
Cash-on-cash: 6.9%
Cap rate: 8.0%
DSCR: 1.25×

Break-even

Price that breaks even: $636,600
Rent that breaks even: $4,825/mo

Long run

Year 30: property vs stocks: $3.26M vs $893K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$5,700
Vacancy (6%)	−$342
Collected	$5,358
Property tax Listing	−$555
Insurance Estimate	−$216
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$513
Capital reserve (8% of rent)	−$456
Net operating income	$3,388
Mortgage (principal + interest)	−$2,714
Cash flow	$674
Principal paid down (equity, not cash)	$345

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

If you buy this building$3,264,996

Your equity when you sell: $1,163,630
Rental profits, invested at 7%: $2,101,366

Same money in stocks$892,918

Cash to close, invested at 7%: $892,918

The building comes out $2,372,078 ahead after 30 years.

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $3.26M, stocks $893K. 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.

4 bed / 2 bath estimate $2,850/mo · range $2,525–$3,200

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
8016/8020 Zane Ave N, Brooklyn Park 55443	$2,200	4 / 1.5	2,200	1.6 mi	2026-08-18	88%
7900 Lee Ave N, Brooklyn Park 55443	$2,450	4 / 2	—	0.9 mi	2026-09-28	78%
5401 82nd Ave N, Minneapolis 55443 off market	$2,990	4 / 2	2,436	1.3 mi	2026-04-20	78%
5401 82nd Ave N, Brooklyn Park 55443 off market	$3,250	4 / 2	2,436	1.3 mi	2026-04-16	78%
8317 Idaho Ave N, Brooklyn Park 55445 off market	$3,300	4 / 2	2,542	2.2 mi	2026-06-18	78%
7349 York Ave N, Brooklyn Park 55443 off market	$2,390	3 / 2	1,525	1.1 mi	2026-02-19	76%
3401 75th Ave N, Brooklyn Park 55443 off market	$2,729	4 / 2	2,088	0.9 mi	2026-01-29	76%
4416 83rd Cir N, Unit 1, Brooklyn Park 55443 off market	$2,300	4 / 2	2,000	0.7 mi	2026-08-28	76%
1708 69th Ave N, Minneapolis 55430 off market	$2,850	4 / 2	2,275	2.1 mi	2026-07-14	76%
7701 Queen Ave N, Brooklyn Park 55444 off market	$2,680	4 / 2	2,050	1.0 mi	2026-07-13	76%

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, lease terms or expenses given despite 'turnkey' and 'fully leased' claims Listing says: With strong existing leases in place, this is a true turnkey investment. · 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 3308 84TH AVE N
mediumTaxes and unit count can't be verified from county records Based on: data: county.tax · AI review
lowEight bedrooms means heavy wear on a 1979 building, so reserves matter Based on: data: listing.beds · AI review

Opportunities

Large 4-bed units with private garages support strong rents and tenant appeal Listing says: Each unit includes its own private garage, adding valuable convenience and storage. · AI review
No rent cap, so rents can rise to market at renewal Based on: data: underwriting.rent_rule · AI review

Questions for the agent

What are the current rents, lease end dates and deposits for each unit?
Who pays heat, electric, water and trash, and is there separate metering?
When were the roof, furnaces, water heaters and electrical panels last replaced?
What are the real-property taxes, and is there any special assessment?
When were the kitchens and baths renovated, and was work permitted?
Is the city rental license current, and does it list two units?

Bottom line

Updated, big-bedroom duplex that pencils on our rent estimates, but the listing proves no income, so get the rent roll before getting excited. 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.	$6,655
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,594
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Price history Realtor.com

On the market since 2026-09-09 (26 days); down $40,000 (7.3%) from the first ask of $550,000; last sold for $340,000 on 2021-11-22.

Date	Event	Price
2026-09-16	Price changed	$510,000
2026-09-09	Listed	$550,000
2021-11-22	Sold public record	$340,000
2003-03-03	Sold public record	$255,000
1993-05-10	Sold public record	$102,900

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$6,655
County	Hennepin
Parcel number	2211921110011

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 Brooklyn Park on rental licensing before you buy.