Cash flows16 days on market
3389 Donald Ave, Eagan
Duplex · 2 units: 3 bed / 2 bath ×2 unit split estimated · 2,252 sq ft · View the listing ↗
Photos courtesy of EXIT Realty Nexus - Coon Rapids, Elk River, Mora, Isle MN, via Realtor.com.
+$462 monthly cash flow
After every cost, including reserves for vacancy and repairs, this duplex puts about $462 a month in your pocket. That’s a 4.8% yearly return on the $114,977 you’d put in.
At $499,900, 20% down, 7.00% for 30 years, self-managed.
- Cash-on-cash return
- 4.8% Yearly cash flow ÷ cash in
- Cap rate
- 7.5% Return if you paid all cash
- Cash to close
- $114,977 Down payment + closing costs
- Break-even price
- $586,779 Most you can pay and still cash flow
Boardwalk’s take
AI-assisted · checked against public recordsA well-kept Eagan side-by-side with decent estimated rents, but the listing gives no actual income, so verify rents and taxes before getting excited.
This is a side-by-side Eagan duplex, 3 bed / 2 bath each, listed at $499,900. Our rent estimate is about $2,425 per side, and the underwriting shows positive cash flow at the ask with a 7.4% cap rate. That only holds if the rents hold and the expense assumptions are right, so check them. The listing gives no rents, no tenant info and no tax or utility figures, so get the rent roll, tax bill and heating costs first. The two sides are in different condition: 3389 is fully renovated, while 3391 only has new flooring, paint and a stove, so budget for the older side. Worth a showing if the seller can back up the income and the 3391 interior holds up.
Things to consider
- Income is unverified No rents or lease details are given, so the estimated rents are only an estimate. Get the rent roll and any signed lease.Listing says: “With one unit vacant and ready for owner occupancy”
- Estimated rents drive the numbers The underwriting uses about $2,425 per side. If actual rents come in lower, cash flow tightens fast at this price.
- Two sides in different condition 3389 is fully renovated while 3391 has cosmetic updates only. Budget for the older side's kitchen, baths and mechanicals.Listing says: “Unit 3391 features new flooring, fresh paint throughout, and a new stove.”
- Owner-occupant option Living in one side can improve financing terms and lower your cost, but the other side still has to be rented.Listing says: “you can live in one side while generating rental income from the other”
- No rent cap Eagan has no rent cap, so rents can follow the market after turnover.
- Recent exterior work reduces near-term capex Siding from 2020, a new driveway and new steps lower the near-term exterior spending. Roof age is still unknown.Listing says: “recently updated siding in 2020 and windows”
The listing, and how its numbers compare
MLS #7161411What the seller says
Don't miss this fantastic opportunity to own a well-maintained, side-by-side duplex in the highly desirable city of Eagan! Ideally located near shopping, restaurants, parks, and everyday conveniences, this property offers an excellent opportunity for both investors and owner-occupants. Each unit features 3 bedrooms, 2 bathrooms, and a one-car attached garage, offering comfortable living and functional space. Unit 3389 has been completely renovated from top to bottom, showcasing extensive updates and modern finishes. Unit 3391 features new flooring, fresh paint throughout, and a new stove. Additional improvements include a brand-new driveway, new front steps, and recently updated siding in 2020 and windows, adding to the property's appeal and peace of mind. With one unit vacant and ready for owner occupancy, you can live in one side while generating rental income from the other, or add this versatile property to your investment portfolio.
Listing courtesy of EXIT Realty Nexus - Coon Rapids, Elk River, Mora, Isle MN (Ashley Cavalier).
The seller’s numbers vs. ours (yearly)
| Line | Seller | Boardwalk |
|---|---|---|
| Gross income | $45,000 | — |
| Property tax | $4,440 (2026) | — |
| Insurance | $2,282 | — |
| Maintenance / repairs | $1,800 | — |
| Other / reserves, lawn, heat, mgmt | $650 | — |
| Operating expenses | $4,897 | — |
Seller’s figures as stated in the listing. Ours include vacancy and reserves, and update with your edits.
The building
- Type
- Duplex Side X Side
- Year built
- 1974
- Living area
- 2,252 sq ft
- Exterior
- Vinyl · Block
- Roof
- Age Over 8 Years
- Basement
- Concrete Block, Finished (Livable), Full
- Laundry
- In Basement, Lower Level, In Unit
Systems and utilities
- Heating
- Forced Air · Natural Gas
- Electric
- 150 Amp Service
- Water / sewer
- City Water · City Sewer
- Tenants pay
- All Utilities, Cable TV, Electricity, Fuel, Gas, …
- Owner pays
- Repairs
Parking and lot
- Garage
- 1 space
- Parking
- Attached Garage, Driveway - Asphalt, Driveway - Shared, Paved Lot
- Lot
- 0.53 acres · 198x162x121x80x112
- Outdoor
- Partial, Privacy
- Zoning
- Residential-Multi-Family
Description and facts from Realtor.com. View on Realtor.com ↗
The model: change anything
Every input shows where it came from. Edit one and the whole page updates.
Each month
| Rent | $4,900 |
| Vacancy | −$294 |
| Property tax | −$370 |
| Insurance | −$197 |
| Water, sewer, trash | −$170 |
| Repairs and capital reserve | −$686 |
| Net operating income | $3,123 |
| Mortgage (principal + interest) | −$2,661 |
| Cash flow | $462 |
Detailed assumptions
30 years: this building vs. the same money in stocks
The building comes out $2.03M aheadYear 30 (loan paid off): this building $2,909,191, the same money in stocks $875,234.
Monthly cash flow, year 1 to year 30
See it as a line: this building vs. stocks, year by year
Rents +3% a year, costs +3.5%, value +3%, stocks 7%, 6% to sell. Future dollars: at 3% inflation, divide year-30 figures by about 2.4 for today’s buying power. Red bars are months you’d cover out of pocket.
Rent estimate and comparable rentals
3 bed: $2,450/mo · range $2,300–$2,725 · 16 rentals within 2.75 mi · medium confidence
Median asking rent of nearby rentals with the same bedroom count (within 2.75 miles): for rent now or leased in the last 3 years (past rents brought to today at 3% a year), from Realtor.com rental listings. Range is the middle half of those rents. Asking rents, not signed leases. Adjustments: $25/unit (garage mentioned in the description). Rent rules: No rent cap.
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1364 High Site Dr, Eagan | $2,350 | 3 / 1.5 | 1.1 mi |
| 3800 Ballantrae Rd, Saint Paul | $2,245 | 3 / 1.5 | 1.4 mi |
| 3601 Crossroad Ct, Eagan | $2,420 | 3 / 1.5 | 1.4 mi |
| 3825 Cedar Grove Pkwy, Eagan | $2,717 | 3 / 2 | 1.6 mi |
| 2101 Wuthering Heights Rd, Eagan | $2,740asked $2,699 | 3 / 2.5 | 1.6 mi |
| 1130 Town Centre Dr, Eagan | $2,195 | 3 / 2 | 1.8 mi |
| 1160 Northwood Dr, Eagan | $2,400 | 3 / 2.5 | 1.8 mi |
| 3475 Golfview Dr, Eagan | $2,450 | 3 / 2 | 1.9 mi |
| 942 Wescott Trl, Eagan | $1,649 | 3 / 2 | 2.4 mi |
| 917 Wescott Sq, Eagan | $2,432asked $2,395 | 3 / 2 | 2.5 mi |
Asking rents from Realtor.com listings, not signed leases.
What the photos show
AI review of 10 listing photosCondition and repairs the listing claims
Done Unit 3389 fully renovatedDone Unit 3391 new flooring, paint, stoveDone New driveway and front stepsDone Siding updated 2020 and windows
Photos can hide as much as they show; an inspection is the real answer.
Red flags and opportunities
Serious changes whether this is a good buy and keeps it out of our top picks. Check means ask before an offer. Minor is worth knowing. Each one shows its source.
Watch for
- checkNo rent, lease or tenant information given, so income is unverified Listing says: With one unit vacant and ready for owner occupancy · AI review
- checkListing says only one unit is vacant but gives nothing on the other unit's tenant or lease Listing says: you can live in one side while generating rental income from the other · AI review
- minorRenovation scope on 3391 is cosmetic; mechanicals and kitchen/bath updates not mentioned Listing says: Unit 3391 features new flooring, fresh paint throughout, and a new stove. · AI review
Opportunities
- Owner-occupy one side and rent the other; no rent cap in Eagan Based on: data: underwriting.rent_rule · AI review
- Rent upside on 3391 after a fuller refresh to match the renovated side Listing says: Unit 3389 has been completely renovated from top to bottom, showcasing extensive updates and modern finishes. · AI review
Questions for the agent
- Which unit is occupied, what is the rent, and is there a lease and end date?
- What do the tenants pay for utilities, and are there separate meters?
- What are the furnace and water heater ages for each side?
- What is the current property tax, and does it change if sold as non-homestead?
- Was the 3389 renovation permitted, and what did it cover?
- Is the roof age known? Siding was done in 2020, but the roof isn't mentioned.
What the records say
Price history · Realtor.com
On the market since 2026-10-17 (16 days); last sold for $192,000 on 2000-07-27.
| Date | Event | Price |
|---|---|---|
| Listed | $499,900 | |
| Sold public record | $192,000 | |
| Sold public record | $128,500 |
From the listing
| Listed as | Duplex side x side |
| Property tax, 2026 | $4,440 |
| County | Dakota |
| Parcel number | 104490001012 |
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 Eagan on rental licensing before you buy.
Location
Save this deal with your numbers
Track it in My deals, get an alert if the price drops or it goes pending, and get new Eagan duplexes that cash flow the morning they list.
Educational analysis, not financial, legal or real estate advice. AI-assisted first read of the listing description and photos, checked against public records. Verify with the agent, leases and an inspection. Prepared 2026-11-02.