39208-39214 Grand Ave
Fourplex · 4 units: 3 bed / 1.5 bath and 2 bed / 1.5 bath ×3 unit split estimated · 3,164 sq ft
North Branch, MN · View the listing ↗
Photos courtesy of Edina Realty, Inc., via Realtor.com.
- Asking price
- $800,000 4 units · $200K per unit
- Monthly cash flow
- $277 at 20% down, 7%
- Estimated rent
- $7,425/mo medium confidence
- Break-even price
- $851,993 where cash flow hits $0
First look
Four townhome-style units in North Branch at $800K, built 1982. The description gives no rents, no expenses and no unit sizes, so the numbers rest on our estimates: about $277/month cash flow and a 6.8% cap at asking with 20% down. That is thin for this much money and little cushion for repairs. Photos show dated but livable interiors: oak cabinets, laminate counters, electric ranges. The first step is the rent roll with lease dates, plus actual taxes, because we couldn't match a county parcel. Worth a showing only if real rents are near our estimates and the price can come down.
Things to consider
- No income data Value depends entirely on actual rents and expenses, and none are stated. Our estimate of about $277/month cash flow is only a model.
- Thin return at $800K A 6.8% cap leaves little room for vacancy, repairs or higher insurance. Break-even price is only about $52K above asking.
- Taxes and unit count unverified We couldn't match a county parcel, so tax bills could differ a lot, especially if the sale resets assessed value.
- Possible below-market rents Long-tenured tenants often pay under market. Compare actual rents to our estimates of $1,750 to $2,175 per unit.Listing says: “The tenants have been renting here for many years and are reliable.”
- 1982 build with dated finishes Budget for systems and roof age in a 40+ year old building, and for kitchen updates at turnover.From photo 8
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
- $800,000
- Cash to close
- $104,000
- Price per unit
- $200,000
- GRM
- 9.0
Each month
- Cash flow
- −$706/mo
- Cash-on-cash
- −8.1%
- Cap rate
- 6.8%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $692,292
- Rent that breaks even
- $8,341/mo
Long run
- Year 30: property vs stocks
- $3.36M vs $952K
- Cash flow turns positive
- year 5
The deal
- Price
- $800,000
- Cash to close
- $104,000
- Price per unit
- $200,000
- GRM
- 9.0
Each month
- Cash flow
- −$1,334/mo
- Cash-on-cash
- −15.4%
- Cap rate
- 5.9%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $596,394
- Rent that breaks even
- $9,371/mo
Long run
- Year 30: property vs stocks
- $2.64M vs $1.21M
- Cash flow turns positive
- year 9
The deal
- Price
- $790,000
- Cash to close
- $102,700
- Price per unit
- $197,500
- GRM
- 8.9
Each month
- Cash flow
- −$640/mo
- Cash-on-cash
- −7.5%
- Cap rate
- 6.9%
- DSCR
- 0.88×
Break-even
- Price that breaks even
- $692,292
- Rent that breaks even
- $8,256/mo
Long run
- Year 30: property vs stocks
- $3.39M vs $922K
- Cash flow turns positive
- year 5
The deal
- Price
- $790,000
- Cash to close
- $102,700
- Price per unit
- $197,500
- GRM
- 8.9
Each month
- Cash flow
- −$1,268/mo
- Cash-on-cash
- −14.8%
- Cap rate
- 5.9%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $596,394
- Rent that breaks even
- $9,275/mo
Long run
- Year 30: property vs stocks
- $2.66M vs $1.17M
- Cash flow turns positive
- year 8
The deal
- Price
- $800,000
- Cash to close
- $184,000
- Price per unit
- $200,000
- GRM
- 9.0
Each month
- Cash flow
- $277/mo
- Cash-on-cash
- 1.8%
- Cap rate
- 6.8%
- DSCR
- 1.06×
Break-even
- Price that breaks even
- $851,993
- Rent that breaks even
- $7,066/mo
Long run
- Year 30: property vs stocks
- $3.94M vs $1.40M
- Cash flow turns positive
- year 1
The deal
- Price
- $800,000
- Cash to close
- $184,000
- Price per unit
- $200,000
- GRM
- 9.0
Each month
- Cash flow
- −$351/mo
- Cash-on-cash
- −2.3%
- Cap rate
- 5.9%
- DSCR
- 0.92×
Break-even
- Price that breaks even
- $733,973
- Rent that breaks even
- $7,938/mo
Long run
- Year 30: property vs stocks
- $3.03M vs $1.46M
- Cash flow turns positive
- year 5
The deal
- Price
- $790,000
- Cash to close
- $181,700
- Price per unit
- $197,500
- GRM
- 8.9
Each month
- Cash flow
- $330/mo
- Cash-on-cash
- 2.2%
- Cap rate
- 6.9%
- DSCR
- 1.08×
Break-even
- Price that breaks even
- $851,993
- Rent that breaks even
- $6,996/mo
Long run
- Year 30: property vs stocks
- $3.98M vs $1.38M
- Cash flow turns positive
- year 1
The deal
- Price
- $790,000
- Cash to close
- $181,700
- Price per unit
- $197,500
- GRM
- 8.9
Each month
- Cash flow
- −$298/mo
- Cash-on-cash
- −2.0%
- Cap rate
- 5.9%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $733,973
- Rent that breaks even
- $7,860/mo
Long run
- Year 30: property vs stocks
- $3.05M vs $1.43M
- Cash flow turns positive
- year 4
The deal
- Price
- $800,000
- Cash to close
- $224,000
- Price per unit
- $200,000
- GRM
- 9.0
Each month
- Cash flow
- $543/mo
- Cash-on-cash
- 2.9%
- Cap rate
- 6.8%
- DSCR
- 1.14×
Break-even
- Price that breaks even
- $908,793
- Rent that breaks even
- $6,720/mo
Long run
- Year 30: property vs stocks
- $4.25M vs $1.71M
- Cash flow turns positive
- year 1
The deal
- Price
- $800,000
- Cash to close
- $224,000
- Price per unit
- $200,000
- GRM
- 9.0
Each month
- Cash flow
- −$85/mo
- Cash-on-cash
- −0.5%
- Cap rate
- 5.9%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $782,904
- Rent that breaks even
- $7,549/mo
Long run
- Year 30: property vs stocks
- $3.28M vs $1.71M
- Cash flow turns positive
- year 2
The deal
- Price
- $790,000
- Cash to close
- $221,200
- Price per unit
- $197,500
- GRM
- 8.9
Each month
- Cash flow
- $593/mo
- Cash-on-cash
- 3.2%
- Cap rate
- 6.9%
- DSCR
- 1.15×
Break-even
- Price that breaks even
- $908,793
- Rent that breaks even
- $6,655/mo
Long run
- Year 30: property vs stocks
- $4.28M vs $1.68M
- Cash flow turns positive
- year 1
The deal
- Price
- $790,000
- Cash to close
- $221,200
- Price per unit
- $197,500
- GRM
- 8.9
Each month
- Cash flow
- −$35/mo
- Cash-on-cash
- −0.2%
- Cap rate
- 5.9%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $782,904
- Rent that breaks even
- $7,477/mo
Long run
- Year 30: property vs stocks
- $3.30M vs $1.69M
- Cash flow turns positive
- year 2
Monthly
Monthly breakdown
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Net operating income | $4,535 |
| Mortgage (principal + interest) | −$4,790 |
| PMI | −$450 |
| Cash flow | −$706 |
| Principal paid down (equity, not cash) | $609 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Property management | −$628 |
| Net operating income | $3,907 |
| Mortgage (principal + interest) | −$4,790 |
| PMI | −$450 |
| Cash flow | −$1,334 |
| Principal paid down (equity, not cash) | $609 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Net operating income | $4,535 |
| Mortgage (principal + interest) | −$4,730 |
| PMI | −$444 |
| Cash flow | −$640 |
| Principal paid down (equity, not cash) | $602 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Property management | −$628 |
| Net operating income | $3,907 |
| Mortgage (principal + interest) | −$4,730 |
| PMI | −$444 |
| Cash flow | −$1,268 |
| Principal paid down (equity, not cash) | $602 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Net operating income | $4,535 |
| Mortgage (principal + interest) | −$4,258 |
| Cash flow | $277 |
| Principal paid down (equity, not cash) | $542 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Property management | −$628 |
| Net operating income | $3,907 |
| Mortgage (principal + interest) | −$4,258 |
| Cash flow | −$351 |
| Principal paid down (equity, not cash) | $542 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Net operating income | $4,535 |
| Mortgage (principal + interest) | −$4,205 |
| Cash flow | $330 |
| Principal paid down (equity, not cash) | $535 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Property management | −$628 |
| Net operating income | $3,907 |
| Mortgage (principal + interest) | −$4,205 |
| Cash flow | −$298 |
| Principal paid down (equity, not cash) | $535 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Net operating income | $4,535 |
| Mortgage (principal + interest) | −$3,992 |
| Cash flow | $543 |
| Principal paid down (equity, not cash) | $508 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Property management | −$628 |
| Net operating income | $3,907 |
| Mortgage (principal + interest) | −$3,992 |
| Cash flow | −$85 |
| Principal paid down (equity, not cash) | $508 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Net operating income | $4,535 |
| Mortgage (principal + interest) | −$3,942 |
| Cash flow | $593 |
| Principal paid down (equity, not cash) | $502 |
| Rent | $7,425 |
| Vacancy (6%) | −$446 |
| Collected | $6,980 |
| Property tax Listing | −$417 |
| Insurance Estimate | −$366 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$668 |
| Capital reserve (8% of rent) | −$594 |
| Property management | −$628 |
| Net operating income | $3,907 |
| Mortgage (principal + interest) | −$3,942 |
| Cash flow | −$35 |
| Principal paid down (equity, not cash) | $502 |
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
- $1,825,301
- Rental profits, invested at 7%
- $1,535,962
Sells for $1,941,810 (value up 3% a year), minus 6% selling cost ($116,509). Rent paid down $720,000 of loan.
$809,682 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $791,675
- Monthly shortfalls, invested
- $160,244
$104,000 put into an index fund instead of the down payment and closing costs.
$24,317 you'd have paid in while the building lost money, invested instead.
The building comes out $2,409,345 ahead after 30 years.
- Your equity when you sell
- $1,825,301
- Rental profits, invested at 7%
- $818,334
Sells for $1,941,810 (value up 3% a year), minus 6% selling cost ($116,509). Rent paid down $720,000 of loan.
$493,610 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $791,675
- Monthly shortfalls, invested
- $419,710
$104,000 put into an index fund instead of the down payment and closing costs.
$66,862 you'd have paid in while the building lost money, invested instead.
The building comes out $1,432,251 ahead after 30 years.
- Your equity when you sell
- $1,802,485
- Rental profits, invested at 7%
- $1,585,308
Sells for $1,917,537 (value up 3% a year), minus 6% selling cost ($115,052). Rent paid down $711,000 of loan.
$828,363 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $781,779
- Monthly shortfalls, invested
- $139,977
$102,700 put into an index fund instead of the down payment and closing costs.
$21,173 you'd have paid in while the building lost money, invested instead.
The building comes out $2,466,037 ahead after 30 years.
- Your equity when you sell
- $1,802,485
- Rental profits, invested at 7%
- $854,825
Sells for $1,917,537 (value up 3% a year), minus 6% selling cost ($115,052). Rent paid down $711,000 of loan.
$509,707 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $781,779
- Monthly shortfalls, invested
- $386,588
$102,700 put into an index fund instead of the down payment and closing costs.
$61,133 you'd have paid in while the building lost money, invested instead.
The building comes out $1,488,944 ahead after 30 years.
- Your equity when you sell
- $1,825,301
- Rental profits, invested at 7%
- $2,118,265
Sells for $1,941,810 (value up 3% a year), minus 6% selling cost ($116,509). Rent paid down $640,000 of loan.
$998,572 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,400,655
$184,000 put into an index fund instead of the down payment and closing costs.
The building comes out $2,542,912 ahead after 30 years.
- Your equity when you sell
- $1,825,301
- Rental profits, invested at 7%
- $1,200,272
Sells for $1,941,810 (value up 3% a year), minus 6% selling cost ($116,509). Rent paid down $640,000 of loan.
$648,660 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,400,655
- Monthly shortfalls, invested
- $59,101
$184,000 put into an index fund instead of the down payment and closing costs.
$8,705 you'd have paid in while the building lost money, invested instead.
The building comes out $1,565,818 ahead after 30 years.
- Your equity when you sell
- $1,802,485
- Rental profits, invested at 7%
- $2,178,596
Sells for $1,917,537 (value up 3% a year), minus 6% selling cost ($115,052). Rent paid down $632,000 of loan.
$1,017,733 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,383,147
$181,700 put into an index fund instead of the down payment and closing costs.
The building comes out $2,597,935 ahead after 30 years.
- Your equity when you sell
- $1,802,485
- Rental profits, invested at 7%
- $1,247,280
Sells for $1,917,537 (value up 3% a year), minus 6% selling cost ($115,052). Rent paid down $632,000 of loan.
$665,808 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,383,147
- Monthly shortfalls, invested
- $45,777
$181,700 put into an index fund instead of the down payment and closing costs.
$6,691 you'd have paid in while the building lost money, invested instead.
The building comes out $1,620,841 ahead after 30 years.
- Your equity when you sell
- $1,825,301
- Rental profits, invested at 7%
- $2,419,921
Sells for $1,941,810 (value up 3% a year), minus 6% selling cost ($116,509). Rent paid down $600,000 of loan.
$1,094,376 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,705,145
$224,000 put into an index fund instead of the down payment and closing costs.
The building comes out $2,540,078 ahead after 30 years.
- Your equity when you sell
- $1,825,301
- Rental profits, invested at 7%
- $1,450,110
Sells for $1,941,810 (value up 3% a year), minus 6% selling cost ($116,509). Rent paid down $600,000 of loan.
$736,783 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,705,145
- Monthly shortfalls, invested
- $7,282
$224,000 put into an index fund instead of the down payment and closing costs.
$1,024 you'd have paid in while the building lost money, invested instead.
The building comes out $1,562,983 ahead after 30 years.
- Your equity when you sell
- $1,802,485
- Rental profits, invested at 7%
- $2,476,482
Sells for $1,917,537 (value up 3% a year), minus 6% selling cost ($115,052). Rent paid down $592,500 of loan.
$1,112,339 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,683,831
$221,200 put into an index fund instead of the down payment and closing costs.
The building comes out $2,595,136 ahead after 30 years.
- Your equity when you sell
- $1,802,485
- Rental profits, invested at 7%
- $1,502,411
Sells for $1,917,537 (value up 3% a year), minus 6% selling cost ($115,052). Rent paid down $592,500 of loan.
$754,147 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,683,831
- Monthly shortfalls, invested
- $3,023
$221,200 put into an index fund instead of the down payment and closing costs.
$425 you'd have paid in while the building lost money, invested instead.
The building comes out $1,618,043 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 $3.36M, stocks $952K. The property wins.
Year 30 (loan paid off): property $2.64M, stocks $1.21M. The property wins.
Year 30 (loan paid off): property $3.39M, stocks $922K. The property wins.
Year 30 (loan paid off): property $2.66M, stocks $1.17M. The property wins.
Year 30 (loan paid off): property $3.94M, stocks $1.40M. The property wins.
Year 30 (loan paid off): property $3.03M, stocks $1.46M. The property wins.
Year 30 (loan paid off): property $3.98M, stocks $1.38M. The property wins.
Year 30 (loan paid off): property $3.05M, stocks $1.43M. The property wins.
Year 30 (loan paid off): property $4.25M, stocks $1.71M. The property wins.
Year 30 (loan paid off): property $3.28M, stocks $1.71M. The property wins.
Year 30 (loan paid off): property $4.28M, stocks $1.68M. The property wins.
Year 30 (loan paid off): property $3.30M, stocks $1.69M. 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.
3 bed / 1.5 bath estimate $2,175/mo · range $1,700–$2,650
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 38516 Oakview Cir, North Branch 55056 | $1,525 | 3 / 1.5 | 1.1 mi | 84% |
| 40533 Golden Ave, North Branch 55056 | $2,500 | 3 / 2 | 1.4 mi | 72% |
| 6359 Cedar St N, North Branch 55056 off market | $2,199 | 3 / 1 | 0.5 mi | 70% |
| 39873 Fallbrook Ave, North Branch 55056 off market | $2,400 | 3 / 2 | 1.5 mi | 66% |
| 906 Taft St S, Cambridge 55008 off market | $2,595 | 3 / 2 | 11.4 mi | 65% |
| 203 22nd Ln SW, Cambridge 55008 off market | $1,780 | 3 / 1 | 14.8 mi | 63% |
| 6001-6023 E Viking Blvd, Wyoming 55092 | $1,497 | 3 / 1 | 12.6 mi | 62% |
| 6001 E Viking Blvd, Apt 105, Wyoming 55092 off market | $1,497 | 3 / 1 | 12.6 mi | 62% |
| 6717 Old Sawmill Rd, Apt 101, Harris 55032 off market | $1,071 | 2 / 1 | 5.0 mi | 62% |
| 30630 Broadway St, Lindstrom 55045 off market | $2,265 | 3 / 1.5 | 10.8 mi | 61% |
2 bed / 1.5 bath estimate $1,750/mo · range $1,425–$2,075
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 38516 Oakview Cir, North Branch 55056 | $1,525 | 3 / 1.5 | 1.1 mi | 74% |
| 6717 Old Sawmill Rd, Apt 101, Harris 55032 off market | $1,071 | 2 / 1 | 5.0 mi | 71% |
| 6495 Birch St, North Branch 55056 | $1,350 | 1 / 1 | 0.3 mi | 70% |
| 6382 Birch St, North Branch 55056 off market | $1,025 | 1 / 1 | 0.4 mi | 69% |
| 38231 Ewing Ct, North Branch 55056 | $1,700 | 2 / 1.5 | 1.9 mi | 68% |
| 6188 Pecan St, North Branch 55056 off market | $905 | 1 / 1 | 0.9 mi | 67% |
| 5892 Elm St, North Branch 55056 | $1,100 | 1 / 1 | 0.9 mi | 67% |
| 5896 Elm St, North Branch 55056 off market | $1,100 | 1 / 1 | 0.9 mi | 67% |
| 11878 Lake Ln, Lindstrom 55045 off market | $1,895 | 2 / 1 | 10.1 mi | 66% |
| 38697 4th Ave, North Branch 55056 off market | $1,750 | 2 / 1 | 0.5 mi | 65% |
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 or expenses given. 'Solid rental income' is unsupported until a rent roll is provided. Listing says: This property offers solid rental income with multiple clean, functional units · 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 39208-39214 GRAND AVE
- mediumTenant quality claims are marketing language. Verify with leases, payment history and deposits. Listing says: The tenants have been renting here for many years and are reliable. · AI review
- mediumLong-term tenants may be paying below-market rents, which limits upside and complicates any plan to raise rents. Listing says: The tenants have been renting here for many years and are reliable. · AI review
- lowBeds and baths total 9 and 6 in a 3,164 sq ft building. Unit sizes are unclear and average only about 790 sq ft per unit. Based on: data: listing.sqft · AI review
- lowBack deck stairs look weathered and overgrown with vegetation. It is a minor item but suggests limited maintenance. Based on: photo 7 · AI review
Opportunities
- Per-unit garages and fenced yards support tenant retention and may justify higher rents. Listing says: Each unit has it's own garage for tenants plus each unit is fenced in for privacy. · AI review
- Kitchens are dated. Cosmetic updates at turnover could support rents toward our high estimate. Based on: photo 8 · AI review
- No rent cap applies, so rents can move to market over time. Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- Can I see the rent roll, leases and 12 months of income and expenses?
- Which utilities do tenants pay, and is there any shared water, sewer or trash billing?
- What are the actual property taxes, and is this one parcel or four?
- Are the units separately metered for electric and heat? What are the heating systems and their ages?
- What are the roof, siding and water heater ages, and is there an HOA or shared-maintenance arrangement?
- Why is the owner selling, and is the rental license current?
Bottom line
Four dated but livable townhomes at $800K with no rent data; the numbers are thin at ask, so get the rent roll before spending time on it. 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. | $5,000 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,391 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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. 9 bedrooms: +1 pt repairs for wear | 9% / 8% |
Price history Realtor.com
On the market since 2026-09-09 (26 days).
| Date | Event | Price |
|---|---|---|
| Listed | $800,000 |
From the listing Listing
| Listed as | four plex |
| Property tax, 2026 | $5,000 |
| County | Chisago |
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 North Branch on rental licensing before you buy.