4100 Lake Breeze Ave

Fourplex · 4 units: 2 bed / 1 bath ×4 unit split estimated · 3,654 sq ft

Brooklyn Center, MN · View the listing ↗

27 photos

Photos, via Realtor.com.

Asking price: $625,000
Monthly cash flow: −$626
Estimated rent: $5,600/mo
Break-even price: $507,296

Adjust the numbers See the full breakdown

From the listing

Turnkey Fourplex in Prime Location! A rare opportunity to own a well-maintained fourplex with multiple income streams in place. Units have been remodeled & updated throughout, offering tenant appeal & reduced near-term capital needs for the next owner. 2 of the 4 units are established, income-producing Airbnb rentals with room to raise nightly rates - a built-in upside for an investor looking to maximize returns. Beyond rent, the building generates bonus income from owned coin-op laundry & garage rentals, adding steady, low-effort cash flow month after month. Parking is a standout feature: four private garages plus additional off-street parking, a major draw for tenants and short-term guests alike. A newer roof on the apartment building and garage means one less capital expenditure. An on-site caretaker adds convenience and helps keep operations running smoothly. Location seals the deal - an easy walk to coffee and parks, with quick access to major highways for tenants commuting or exploring the metro. Multiple income sources, recent updates, and a location that works for renters & guests alike - this is a fourplex that checks every box for a savvy buyer.

Description from Realtor.com, MLS #7131870. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 1964 fourplex asking $625K, and our numbers say it loses about $626 a month at the ask with a 5.2% cap rate. Break-even is near $507K, so the price is roughly $118K too high on our rent estimates. The description sells Airbnb income, coin laundry and garage rentals, but gives no actual figures, and two short-term units mean the income is less steady than regular leases. I'd ask for 12 months of income by unit and the expense history before anything else, then confirm the city allows short-term rentals here. Worth a showing only if the seller's numbers beat our estimates and the price comes down.

Things to consider

Price vs. numbers At the ask the property loses about $626 a month on our estimates. Break-even is about $507K, so the seller's real rents must be well above our estimates.
Airbnb income is unproven Short-term income swings with seasons and rules, and it can disappear if the city or insurer objects. Underwrite these two units as long-term rentals.Listing says: “2 of the 4 units are established, income-producing Airbnb rentals with room to raise nightly rates”
Unit count and taxes are unverified We couldn't match a county parcel, so taxes and licensed unit count are unknown. Property tax could change the cash flow a lot.
Updates appear cosmetic and uneven Kitchens differ in age and finish, and there's no central AC. Budget for turnover and for mechanicals not shown.From photo 6
Garages and laundry add income Garage rentals and owned coin-op machines can add real income, but only if they are documented in the books.Listing says: “four private garages plus additional off-street parking”

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

doneUnits remodeled and updated throughoutListing says: Units have been remodeled & updated throughout, offering tenant appeal & reduced near-term capital needs
doneNewer roof on apartment building and garageListing says: A newer roof on the apartment building and garage means one less capital expenditure.

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: $625,000
Cash to close: $143,750
Price per unit: $156,250
GRM: 9.3

Each month

Cash flow: −$626/mo
Cash-on-cash: −5.2%
Cap rate: 5.2%
DSCR: 0.81×

Break-even

Price that breaks even: $507,296
Rent that breaks even: $6,414/mo

Long run

Year 30: property vs stocks: $1.92M vs $1.30M
Cash flow turns positive: year 9

Monthly

Monthly breakdown

Rent	$5,600
Vacancy (6%)	−$336
Collected	$5,264
Property tax Listing	−$836
Insurance Estimate	−$376
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$504
Capital reserve (8% of rent)	−$448
Net operating income	$2,700
Mortgage (principal + interest)	−$3,327
Cash flow	−$626
Principal paid down (equity, not cash)	$423

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$1,916,917

Your equity when you sell: $1,426,017
Rental profits, invested at 7%: $490,900

Same money in stocks$1,304,396

Cash to close, invested at 7%: $1,094,262
Monthly shortfalls, invested: $210,135

The building comes out $612,521 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 $1.92M, stocks $1.30M. The property wins.

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 $1,400/mo · range $1,350–$1,675 · 15 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
4199 46th Ave N, Robbinsdale	$1,625	2 / 1.5	1,000	0.3 mi	2024-06-11	Apartment
3401 47th Ave N, Brooklyn Center	$1,300	2 / 1	750	0.5 mi	2025-10-20	Apartment
3413 53rd Ave N, Brooklyn Center	$1,479	2 / 1	950	0.6 mi	2026-04-21	Apartment
5101 56th Ave N Unit 3, Crystal	$1,400	2 / 1	742	0.9 mi	2026-09-08	Apartment
3927 W Broadway Ave, Robbinsdale	$1,250	2 / 1	—	1.2 mi	2026-02-04	Apartment
4329 Thomas Ave N, Minneapolis	$1,750	2 / 1	870	1.2 mi	—	Apartment
5800 42nd Ave N, Robbinsdale	$1,145	2 / 1	875	1.2 mi	—	Apartment
5301 Russell Ave N, Minneapolis	$1,685	2 / 1	1,200	1.2 mi	2025-05-06	Apartment
5332 Hanson Ct N Apt 2, Crystal	$1,350	2 / 1	900	1.3 mi	—	Apartment
4539 58th Ave N, Brooklyn Center	$1,575	2 / 1.5	1,065	1.3 mi	2025-04-05	Apartment

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

highTwo units run as Airbnbs: income is volatile, furnished, and needs licensing and zoning approval. Lenders and insurers may treat it differently. Listing says: 2 of the 4 units are established, income-producing Airbnb rentals with room to raise nightly rates · AI review
highPrice is far above what our rent estimates support; negative cash flow at the ask. Based on: data: underwriting.cash_flow_monthly · 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 4100 LAKE BREEZE AVE
mediumNo rents, occupancy or expense figures given. 'Multiple income streams' is not a rent roll. Listing says: the building generates bonus income from owned coin-op laundry & garage rentals · AI review
lowMarketing language is heavy on hype with little hard detail. Listing says: this is a fourplex that checks every box for a savvy buyer · AI review

Opportunities

Coin-op laundry and garage rentals add income beyond unit rent, if the seller can document them. Listing says: owned coin-op laundry & garage rentals, adding steady, low-effort cash flow month after month · AI review
Four garages plus off-street parking is rare for a fourplex and supports rent. Listing says: four private garages plus additional off-street parking · AI review
No rent cap in this market, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

Can I see 12 months of income by unit, including Airbnb payouts, laundry and garage rent?
Is short-term rental allowed here, and does the city rental license cover all four units and the Airbnbs?
Who is the caretaker, are they paid or get free rent, and do they stay after the sale?
What do taxes, insurance, utilities and the caretaker cost per year, and who pays utilities in each unit?
What is the roof's age, and the age of the boilers and water heaters?
Are the Airbnb units sold furnished, and what happens to the bookings and listings?

Bottom line

Interesting income mix, but at $625K it loses money on our numbers and the Airbnb income needs proof. 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.	$10,030
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,514
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Price history Realtor.com

On the market since 2026-09-09 (26 days); down $50,000 (7.4%) from the first ask of $675,000; last sold for $309,900 on 2016-11-30.

Date	Event	Price
2026-09-16	Price changed	$625,000
2026-09-09	Listed	$675,000
2016-11-30	Sold	$309,900
2016-09-26	Listed	$309,900
2003-09-17	Sold public record	$141,000
1998-02-20	Sold public record	$141,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$10,030
County	Hennepin
Parcel number	1011821320064

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 Center on rental licensing before you buy.

Nearest highway

MN 100, about 285 m away.