3827 Blaisdell Ave
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,512 sq ft
Minneapolis, MN · King Field · View the listing ↗
Photos courtesy of Keller Williams Realty, via Realtor.com.
- Asking price
- $517,000 2 units · $258K per unit
- Monthly cash flow
- −$1,436 at 20% down, 7%
- Break-even price
- $247,121 where cash flow hits $0
First look
This is a well-kept 1916 up/down in King Field, and the floor plan shows two matching 2-bed/1-bath units with a sun room each. The listing gives no rents, no tenant status and no utility or heat details. Our numbers say it doesn't work as a rental: about $1,700 a unit in estimated rent against $10,202 in non-homestead tax, with cash flow around -$1,436 a month and a 3.1% cap rate. Break-even is near $247K, so $517K is a long way off. It's been listed 113 days, so there's room to negotiate, but even a big cut leaves a gap. I'd only look if the seller will move a lot and the rent roll beats our estimate. Start with the heating setup and the rent roll.
Things to consider
- Price is far above what rents support Cash flow is about -$1,436 a month at asking and break-even is roughly $247K. Even a large cut leaves a thin return.
- Property taxes are high for investors The county shows non-homestead status, and tax of about $10.2K a year eats much of the rent.
- Rents and tenancy are unknown Without a rent roll you can't tell if actual income beats our $1,700 per unit estimate.
- Heat is hot-water radiators and owner responsibility is unclear If one boiler serves both units, the owner likely pays gas, which cuts cash flow further.
- Long time on market gives negotiating room 113 days suggests the price may be too high for the market.
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
- $517,000
- Cash to close
- $67,210
- Price per unit
- $258,500
- GRM
- 12.7
Each month
- Cash flow
- −$2,071/mo
- Cash-on-cash
- −37.0%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $200,799
- Rent that breaks even
- $6,090/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.18M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $517,000
- Cash to close
- $67,210
- Price per unit
- $258,500
- GRM
- 12.7
Each month
- Cash flow
- −$2,359/mo
- Cash-on-cash
- −42.1%
- Cap rate
- 2.4%
- DSCR
- 0.30×
Break-even
- Price that breaks even
- $156,886
- Rent that breaks even
- $6,842/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.63M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $507,000
- Cash to close
- $65,910
- Price per unit
- $253,500
- GRM
- 12.4
Each month
- Cash flow
- −$2,006/mo
- Cash-on-cash
- −36.5%
- Cap rate
- 3.1%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $200,799
- Rent that breaks even
- $6,005/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $2.11M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $507,000
- Cash to close
- $65,910
- Price per unit
- $253,500
- GRM
- 12.4
Each month
- Cash flow
- −$2,293/mo
- Cash-on-cash
- −41.8%
- Cap rate
- 2.4%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $156,886
- Rent that breaks even
- $6,746/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $2.55M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $517,000
- Cash to close
- $118,910
- Price per unit
- $258,500
- GRM
- 12.7
Each month
- Cash flow
- −$1,436/mo
- Cash-on-cash
- −14.5%
- Cap rate
- 3.1%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $247,121
- Rent that breaks even
- $5,265/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.10M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $517,000
- Cash to close
- $118,910
- Price per unit
- $258,500
- GRM
- 12.7
Each month
- Cash flow
- −$1,724/mo
- Cash-on-cash
- −17.4%
- Cap rate
- 2.4%
- DSCR
- 0.37×
Break-even
- Price that breaks even
- $193,078
- Rent that breaks even
- $5,915/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.55M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $507,000
- Cash to close
- $116,610
- Price per unit
- $253,500
- GRM
- 12.4
Each month
- Cash flow
- −$1,383/mo
- Cash-on-cash
- −14.2%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $247,121
- Rent that breaks even
- $5,196/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $2.02M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $507,000
- Cash to close
- $116,610
- Price per unit
- $253,500
- GRM
- 12.4
Each month
- Cash flow
- −$1,671/mo
- Cash-on-cash
- −17.2%
- Cap rate
- 2.4%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $193,078
- Rent that breaks even
- $5,838/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $2.47M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $517,000
- Cash to close
- $144,760
- Price per unit
- $258,500
- GRM
- 12.7
Each month
- Cash flow
- −$1,264/mo
- Cash-on-cash
- −10.5%
- Cap rate
- 3.1%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $263,595
- Rent that breaks even
- $5,042/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.10M
- Cash flow turns positive
- year 30
The deal
- Price
- $517,000
- Cash to close
- $144,760
- Price per unit
- $258,500
- GRM
- 12.7
Each month
- Cash flow
- −$1,552/mo
- Cash-on-cash
- −12.9%
- Cap rate
- 2.4%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $205,949
- Rent that breaks even
- $5,664/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.55M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $507,000
- Cash to close
- $141,960
- Price per unit
- $253,500
- GRM
- 12.4
Each month
- Cash flow
- −$1,215/mo
- Cash-on-cash
- −10.3%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $263,595
- Rent that breaks even
- $4,977/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $2.02M
- Cash flow turns positive
- year 29
The deal
- Price
- $507,000
- Cash to close
- $141,960
- Price per unit
- $253,500
- GRM
- 12.4
Each month
- Cash flow
- −$1,502/mo
- Cash-on-cash
- −12.7%
- Cap rate
- 2.4%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $205,949
- Rent that breaks even
- $5,592/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $2.47M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$3,096 |
| PMI | −$291 |
| Cash flow | −$2,071 |
| Principal paid down (equity, not cash) | $394 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Property management | −$288 |
| Net operating income | $1,028 |
| Mortgage (principal + interest) | −$3,096 |
| PMI | −$291 |
| Cash flow | −$2,359 |
| Principal paid down (equity, not cash) | $394 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$3,036 |
| PMI | −$285 |
| Cash flow | −$2,006 |
| Principal paid down (equity, not cash) | $386 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Property management | −$288 |
| Net operating income | $1,028 |
| Mortgage (principal + interest) | −$3,036 |
| PMI | −$285 |
| Cash flow | −$2,293 |
| Principal paid down (equity, not cash) | $386 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$2,752 |
| Cash flow | −$1,436 |
| Principal paid down (equity, not cash) | $350 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Property management | −$288 |
| Net operating income | $1,028 |
| Mortgage (principal + interest) | −$2,752 |
| Cash flow | −$1,724 |
| Principal paid down (equity, not cash) | $350 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$2,698 |
| Cash flow | −$1,383 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Property management | −$288 |
| Net operating income | $1,028 |
| Mortgage (principal + interest) | −$2,698 |
| Cash flow | −$1,671 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$2,580 |
| Cash flow | −$1,264 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Property management | −$288 |
| Net operating income | $1,028 |
| Mortgage (principal + interest) | −$2,580 |
| Cash flow | −$1,552 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Net operating income | $1,315 |
| Mortgage (principal + interest) | −$2,530 |
| Cash flow | −$1,215 |
| Principal paid down (equity, not cash) | $322 |
| Rent | $3,400 |
| Vacancy (6%) | −$204 |
| Collected | $3,196 |
| Property tax Public record | −$850 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$272 |
| Capital reserve (9% of rent) | −$306 |
| Property management | −$288 |
| Net operating income | $1,028 |
| Mortgage (principal + interest) | −$2,530 |
| Cash flow | −$1,502 |
| Principal paid down (equity, not cash) | $322 |
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
- $1,179,601
- Rental profits, invested at 7%
- $0
Sells for $1,254,895 (value up 3% a year), minus 6% selling cost ($75,294). Rent paid down $465,300 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $511,620
- Monthly shortfalls, invested
- $1,673,045
$67,210 put into an index fund instead of the down payment and closing costs.
$440,763 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,005,064 ahead after 30 years.
- Your equity when you sell
- $1,179,601
- Rental profits, invested at 7%
- $0
Sells for $1,254,895 (value up 3% a year), minus 6% selling cost ($75,294). Rent paid down $465,300 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $511,620
- Monthly shortfalls, invested
- $2,120,468
$67,210 put into an index fund instead of the down payment and closing costs.
$604,978 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,452,487 ahead after 30 years.
- Your equity when you sell
- $1,156,785
- Rental profits, invested at 7%
- $0
Sells for $1,230,622 (value up 3% a year), minus 6% selling cost ($73,837). Rent paid down $456,300 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $501,724
- Monthly shortfalls, invested
- $1,603,432
$65,910 put into an index fund instead of the down payment and closing costs.
$418,938 you'd have paid in while the building lost money, invested instead.
Stocks come out $948,371 ahead after 30 years.
- Your equity when you sell
- $1,156,785
- Rental profits, invested at 7%
- $0
Sells for $1,230,622 (value up 3% a year), minus 6% selling cost ($73,837). Rent paid down $456,300 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $501,724
- Monthly shortfalls, invested
- $2,050,855
$65,910 put into an index fund instead of the down payment and closing costs.
$583,153 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,395,794 ahead after 30 years.
- Your equity when you sell
- $1,179,601
- Rental profits, invested at 7%
- $0
Sells for $1,254,895 (value up 3% a year), minus 6% selling cost ($75,294). Rent paid down $413,600 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $905,173
- Monthly shortfalls, invested
- $1,193,174
$118,910 put into an index fund instead of the down payment and closing costs.
$302,978 you'd have paid in while the building lost money, invested instead.
Stocks come out $918,746 ahead after 30 years.
- Your equity when you sell
- $1,179,601
- Rental profits, invested at 7%
- $0
Sells for $1,254,895 (value up 3% a year), minus 6% selling cost ($75,294). Rent paid down $413,600 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $905,173
- Monthly shortfalls, invested
- $1,640,597
$118,910 put into an index fund instead of the down payment and closing costs.
$467,193 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,366,170 ahead after 30 years.
- Your equity when you sell
- $1,156,785
- Rental profits, invested at 7%
- $0
Sells for $1,230,622 (value up 3% a year), minus 6% selling cost ($73,837). Rent paid down $405,600 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $887,665
- Monthly shortfalls, invested
- $1,132,843
$116,610 put into an index fund instead of the down payment and closing costs.
$283,818 you'd have paid in while the building lost money, invested instead.
Stocks come out $863,723 ahead after 30 years.
- Your equity when you sell
- $1,156,785
- Rental profits, invested at 7%
- $0
Sells for $1,230,622 (value up 3% a year), minus 6% selling cost ($73,837). Rent paid down $405,600 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $887,665
- Monthly shortfalls, invested
- $1,580,266
$116,610 put into an index fund instead of the down payment and closing costs.
$448,033 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,311,146 ahead after 30 years.
- Your equity when you sell
- $1,179,601
- Rental profits, invested at 7%
- $684
Sells for $1,254,895 (value up 3% a year), minus 6% selling cost ($75,294). Rent paid down $387,750 of loan.
$684 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,101,950
- Monthly shortfalls, invested
- $998,912
$144,760 put into an index fund instead of the down payment and closing costs.
$241,749 you'd have paid in while the building lost money, invested instead.
Stocks come out $920,577 ahead after 30 years.
- Your equity when you sell
- $1,179,601
- Rental profits, invested at 7%
- $0
Sells for $1,254,895 (value up 3% a year), minus 6% selling cost ($75,294). Rent paid down $387,750 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,101,950
- Monthly shortfalls, invested
- $1,445,652
$144,760 put into an index fund instead of the down payment and closing costs.
$405,280 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,368,001 ahead after 30 years.
- Your equity when you sell
- $1,156,785
- Rental profits, invested at 7%
- $1,881
Sells for $1,230,622 (value up 3% a year), minus 6% selling cost ($73,837). Rent paid down $380,250 of loan.
$1,842 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,080,636
- Monthly shortfalls, invested
- $943,549
$141,960 put into an index fund instead of the down payment and closing costs.
$224,944 you'd have paid in while the building lost money, invested instead.
Stocks come out $865,519 ahead after 30 years.
- Your equity when you sell
- $1,156,785
- Rental profits, invested at 7%
- $0
Sells for $1,230,622 (value up 3% a year), minus 6% selling cost ($73,837). Rent paid down $380,250 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,080,636
- Monthly shortfalls, invested
- $1,389,092
$141,960 put into an index fund instead of the down payment and closing costs.
$387,317 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,312,942 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 $1.18M, stocks $2.18M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.63M. Stocks win.
Year 30 (loan paid off): property $1.16M, stocks $2.11M. Stocks win.
Year 30 (loan paid off): property $1.16M, stocks $2.55M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.10M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.55M. Stocks win.
Year 30 (loan paid off): property $1.16M, stocks $2.02M. Stocks win.
Year 30 (loan paid off): property $1.16M, stocks $2.47M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.10M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.55M. Stocks win.
Year 30 (loan paid off): property $1.16M, stocks $2.02M. Stocks win.
Year 30 (loan paid off): property $1.16M, stocks $2.47M. 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 $1,700/mo · range $1,375–$1,750 · 11 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 3648 Blaisdell Ave Apt 2, Minneapolis | $1,595 | 2 / — | 0.2 mi |
| 3721 Grand Ave S Unit 2, Minneapolis | $1,600 | 2 / 1 | 0.3 mi |
| 3721 Grand Ave S Unit 1, Minneapolis | $1,600 | 2 / 1 | 0.3 mi |
| 3700 Grand Ave S, Minneapolis | $1,275 | 2 / 1 | 0.3 mi |
| 3520 Grand Ave S, Minneapolis | $1,225 | 2 / 1 | 0.5 mi |
| 4200 1st Ave S, Minneapolis | $1,399 | 2 / 1 | 0.5 mi |
| 3515 2nd Ave S Unit 303, Minneapolis | $1,695 | 2 / 1 | 0.5 mi |
| 3503 2nd Ave S, Minneapolis | $1,639 | 2 / 1 | 0.5 mi |
| 3429 2nd Ave S Fl 1, Minneapolis | $1,400 | 2 / 1 | 0.6 mi |
| 3329 Nicollet Ave, Minneapolis | $1,675 | 2 / 1 | 0.6 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
- highNo rent roll, tenant status or lease terms given, so income is unverified Listing says: Each unit has a spacious living and dining room, kitchen, sun room, two bedrooms, and a full bath. · AI review
- mediumAsking is $269,879 above the price where cash flow breaks even ($247,121) at the default scenario. Based on: Derived: price $517,000 vs. break-even $247,121
- mediumTax bill is heavy against estimated rents, and county shows non-homestead Based on: data: county.tax · AI review
- mediumRadiator hot-water heat; unclear if one boiler serves both units, which may put heat on the owner Based on: data: county.heat_type · AI review
- lowHighway is about 350 m away; check for noise Based on: data: highway.distance_m · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 116 days on market
- Strong, desirable location with walkable amenities supports tenant demand Listing says: Walkable to restaurants and shops, and a short bike ride to the lakes. · AI review
- Two garage spaces plus rear off-street parking help rentability Listing says: Two garage spaces and additional off-street parking in the rear. · AI review
- No rent cap in Minneapolis, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
- Interiors look well kept with original woodwork and hardwoods, so little cosmetic work appears needed Based on: photo 2 · AI review
Questions for the agent
- What are the current rents, lease end dates and deposits for each unit?
- Is there one boiler or two heating systems, and who pays for heat, water and trash?
- Is the sale of an owner-occupied or tenant-occupied building, and can units be shown?
- What are the ages of the roof, boiler, water heater and electrical panels?
- Why has it sat 113 days, and have there been price cuts or offers?
- What did the owner pay in annual utilities and repairs last year?
Bottom line
Lovely building, but at $517K the rents we estimate can't carry it; it only works at a far lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $10,202 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,671 |
| 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 1916: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-11 (116 days, relisted 2×); down $22,000 (4.1%) from the first ask of $539,000; last sold for $485,000 on 2021-09-27.
| Date | Event | Price |
|---|---|---|
| Price changed | $517,000 | |
| Price changed | $525,000 | |
| Price changed | $534,000 | |
| Relisted | $539,000 | |
| Removed | — | |
| Relisted | $539,000 | |
| Removed | — | |
| Listed | $539,000 | |
| Sold public record | $485,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1916 |
| Market value (2026) | $537,200 |
| Property tax | $10,202 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2021-09-01 · $485,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 35W, about 351 m away.
Crime in King Field
286 incidents in the last 12 months (37 per 1,000 residents), −9% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).