3998 Brunswick Ave S

Duplex · 2 units: 3 bed / 2 bath ×2 unit split estimated · 2,654 sq ft

Saint Louis Park, MN · View the listing ↗

46 photos

Photos, via Realtor.com.

Asking price: $629,000
Monthly cash flow: −$246
Estimated rent: $5,350/mo
Break-even price: $582,794

Adjust the numbers See the full breakdown

From the listing

Incredibly well-maintained, thoughtfully updated side-by-side duplex in sought-after St. Louis Park, just minutes from West End and all the action! Currently operating as two mid-term rentals, with the listed gross income reflecting actual 2025 performance. Both units have been fully remodeled in 2021 with new kitchens featuring granite countertops, new shaker style cabinets, stainless steel appliances, and dishwashers. Additional updates include freshly refinished original HW floors, new washers and dryers, central heat and air on both sides. Each unit also has its own tuck-under private garage in the rear, plus bonus parking available for tenants. This is a rare, true turnkey opportunity - ideal for long-term or mid-term rental - and it hits the 1% rule. All furnishings are available for purchase separately, making it even easier to keep the mid-term rental income going from day one.

Description from Realtor.com, MLS #7123920. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 2021-remodeled side-by-side in St. Louis Park asking $629K. Our numbers don't work at today's rates: about -$246/month at 20% down and a 5.9% cap rate, with a break-even price near $583K. The listing says it hits the 1% rule, but that depends on mid-term rental income, not long-term leases. Our long-term estimate is about $2,675 per side, around $5,350 total, versus the 1% target of $6,290. Ask for the 2025 income statement and the actual taxes before a showing. Without proof the income is real, this looks overpriced.

Things to consider

Income is mid-term rental, not long-term leases Mid-term demand can swing and may not hold up. Underwrite at long-term rents near our estimate until you see the books.Listing says: “Currently operating as two mid-term rentals, with the listed gross income reflecting actual 2025 performance.”
Negative cash flow at asking At 20% down the deal loses about $246 a month. The price would need to fall toward the break-even price for it to work.
Remodel in 2021 lowers near-term capex Kitchens, floors and HVAC are recent, so repair reserves can be lighter. Still verify the roof, panel and plumbing.Listing says: “Both units have been fully remodeled in 2021 with new kitchens featuring granite countertops”
Taxes and unit count unverified We couldn't match the county parcel, and an investor's non-homestead tax bill could be much higher than the seller's.
Furnishings are sold separately Keeping the mid-term income means buying the furniture on top of the price, and it's a cost that wears out.Listing says: “All furnishings are available for purchase separately, making it even easier to keep the mid-term rental income going”

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

doneBoth units fully remodeled in 2021 with new kitchens, cabinets, appliancesListing says: Both units have been fully remodeled in 2021 with new kitchens featuring granite countertops
doneOriginal hardwood floors refinishedListing says: freshly refinished original HW floors
doneNew washers and dryersListing says: new washers and dryers, central heat and air on both sides
doneCentral heat and air on both sidesListing says: central heat and air on both sides

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: $629,000
Cash to close: $144,670
Price per unit: $314,500
GRM: 9.8

Each month

Cash flow: −$246/mo
Cash-on-cash: −2.0%
Cap rate: 5.9%
DSCR: 0.93×

Break-even

Price that breaks even: $582,794
Rent that breaks even: $5,657/mo

Long run

Year 30: property vs stocks: $2.40M vs $1.14M
Cash flow turns positive: year 4

Monthly

Monthly breakdown

Rent	$5,350
Vacancy (6%)	−$321
Collected	$5,029
Property tax Listing	−$743
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (7% of rent)	−$375
Capital reserve (7% of rent)	−$375
Net operating income	$3,102
Mortgage (principal + interest)	−$3,348
Cash flow	−$246
Principal paid down (equity, not cash)	$426

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$2,395,599

Your equity when you sell: $1,435,143
Rental profits, invested at 7%: $960,456

Same money in stocks$1,140,086

Cash to close, invested at 7%: $1,101,265
Monthly shortfalls, invested: $38,821

The building comes out $1,255,513 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 $2.40M, stocks $1.14M. 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 / 2 bath estimate $2,675/mo · range $2,050–$2,675

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
7400 Highway, 7 Apt 202, Saint Louis Park 55426 off market	$3,250	3 / 2	1,750	1.0 mi	2026-09-29	90%
7400 7400 Hwy, # 7-202, Saint Louis Park 55426 off market	$3,250	3 / 2	1,750	1.0 mi	2026-09-24	90%
4705 France Ave S, Minneapolis 55410 off market	$2,800	3 / 2	1,600	1.6 mi	2026-05-27	88%
7505 Minnetonka Blvd, Saint Louis Park 55426 off market	$2,095	3 / 2	1,225	1.7 mi	2026-08-22	85%
6027 W 37th St, Saint Louis Park 55416	$1,264	2 / 2	—	0.6 mi	2026-07-17	84%
1219 Oxford St, Hopkins 55343 off market	$1,950	4 / 2	—	1.3 mi	2026-03-16	82%
6024-6026 W 35th St, Saint Louis Park 55416 off market	$2,350	4 / 2	1,700	0.8 mi	2026-01-16	81%
6024 W 35th St, Saint Louis Park 55416 off market	$2,350	4 / 2	1,700	0.8 mi	2026-03-21	81%
4529 Vandervork Ave, Edina 55436 off market	$3,995	3 / 2	2,106	0.9 mi	2026-04-21	79%
4059 Vernon Ave S, # 1, Saint Louis Park 55416 off market	$2,395	4 / 2	1,500	0.4 mi	2026-06-14	79%

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

highIncome is mid-term furnished rental, not standard long-term leases. It may be volatile and may not be a normal lease-based rent roll. Listing says: Currently operating as two mid-term rentals, with the listed gross income reflecting actual 2025 performance. · AI review
highPrice is above our break-even price. The deal loses money monthly at asking with 20% down. Based on: data: underwriting.break_even_price · 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 3998 BRUNSWICK AVE S
mediumThe '1% rule' claim looks like it relies on furnished mid-term rents, which are higher than our long-term estimate. Listing says: it hits the 1% rule · AI review
mediumMid-term rental use may need a rental license or have city rules on stay length. Verify with St. Louis Park. Based on: data: city.rental_license · AI review

Opportunities

Both units were remodeled in 2021, so near-term capex should be low and it should be easy to turn into standard long-term rentals. Listing says: Both units have been fully remodeled in 2021 with new kitchens featuring granite countertops · AI review
Each side has its own garage and bonus parking, a strong draw in this area. Listing says: Each unit also has its own tuck-under private garage in the rear, plus bonus parking available for tenants. · AI review
No rent cap, so rents can move with the market. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

Can I see the 2025 income and expense statements and the booking history for each unit?
Is St. Louis Park licensing the property as a rental, and does the license allow mid-term stays?
What are the real property taxes, and is the listing figure homestead or non-homestead?
How much of the income comes from furnishings, and what is the furnishing price?
What are the roof, furnace, water heater and panel ages? 2021 updates don't say.
Are the leases in place, and what would long-term rents be?

Bottom line

Nicely updated, but the numbers rely on mid-term rental income and don't work at $629K with long-term rents. 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.	$8,914
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,464
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. "fully updated" in the description: -1 pts each	7% / 7%

Price history Realtor.com

On the market since 2026-08-25 (41 days); last sold for $510,000 on 2021-04-07.

Date	Event	Price
2026-08-25	Listed	$629,000
2021-04-07	Sold	$510,000
2021-03-23	Rental removed	$1,850/mo
2021-02-26	Listed	$499,900
2019-11-27	Sold	$445,000
2019-01-18	Sold	$340,000
2018-12-03	Listed	$339,900
1999-09-10	Sold public record	$163,900
1989-10-03	Sold public record	$80,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$8,914
County	Hennepin
Parcel number	2111721230096

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 Saint Louis Park on rental licensing before you buy.