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4130 Aldrich Ave N

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,203 sq ft

Minneapolis, MN · Webber - Camden · View the listing ↗

Cash flows
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4130 Aldrich Ave N, photo 9
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Photos, via Realtor.com.

Asking price
$249,999
2 units · $125K per unit
Monthly cash flow
$17
at 20% down, 7%
Estimated rent
$2,900/mo
medium confidence
Break-even price
$253,212
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

This is a side-by-side duplex with two similar 2-bed units, listed at $250K and sold as-is. Our numbers say it roughly breaks even at about $17/month at the asking price with 20% down, and the 6.5% cap rate is modest. Break-even is around $253K, so the asking price is just under it and leaves almost no cushion. The description gives no rents, no lease status and no system ages, so ask for the rent roll first. The photos show dated finishes and a rough exterior, so budget for a real inspection. Worth a showing if the rents hold up, and the seller should still be pushed to come down for repairs and reserves.

Things to consider

  1. Price leaves almost no cushion At ask the deal makes about $17/month and break-even is around $253K. Any repairs or vacancy will push it negative, so negotiating lower is still the first step.
  2. Sold as-is with deferred maintenance visible The seller will not fix inspection findings, so repairs and reserves come straight out of your return. Get quotes before offering.Listing says: “Sold AS-IS, offering an opportunity for the next owner to bring their vision, make improvements”
  3. Rents are unknown and our estimate is modest Our estimate is about $1,450 per 2-bed, so the total is around $2,900/month. Actual rents could be lower or higher and drive the whole deal.
  4. Highway noise may cap rents The property is about 125 m from I-94, which can reduce achievable rent and lengthen vacancies.
  5. Nonhomestead taxes matter for an investor The county shows $4,234 tax with non-homestead status. Confirm the tax figure used is right for your ownership.
  6. Shared yard and deck mean shared wear and liability The deck is used by both units and looks worn, so it is a safety and maintenance item to fix early.Listing says: “Fenced backyard & rear deck shared by both units.”

From the photos

Listing photo 1
1 of 8Concern

Front porch steps and railings appear worn, leaning and in poor shape; overgrown weeds by the entry

Listing photo 1
2 of 8Plus

Two separate front doors suggest two entrances, consistent with the side-by-side duplex

Listing photo 4
3 of 8Concern

Kitchen appears dated with older cabinets, dark laminate counters and a mix of appliances; the floor looks newer vinyl plank

Listing photo 2
4 of 8Plus

Hardwood floors in living areas appear to be in decent condition

Listing photo 7
5 of 8Concern

Rear deck boards look weathered and the railing appears loose, a possible safety and repair item

Listing photo 9
6 of 8Check

Rear yard is bare dirt and gravel with no obvious off-street parking pad or garage; confirm parking

Listing photo 3
7 of 8Check

A wall-mounted thermostat is visible, but no furnace, water heater, electrical panel or basement photos are shown; these need inspection

Listing photo 1
8 of 8Check

A window air conditioner is visible in an upper window, so central air may be absent

Based on 9 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

  • neededProperty sold AS-IS; buyer to make improvementsListing says: Sold AS-IS, offering an opportunity for the next owner to bring their vision, make improvements

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

Down payment %
Offer $
Management
Interest rate %
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
$249,999
Cash to close
$57,500
Price per unit
$125,000
GRM
7.2

Each month

Cash flow
$17/mo
Cash-on-cash
0.4%
Cap rate
6.5%
DSCR
1.01×

Break-even

Price that breaks even
$253,212
Rent that breaks even
$2,877/mo

Long run

Year 30: property vs stocks
$1.08M vs $438K
Cash flow turns positive
year 1

Monthly

Monthly breakdown

Rent$2,900
Vacancy (6%)−$174
Collected$2,726
Property tax Public record−$353
Insurance Estimate−$215
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (10% of rent)−$290
Capital reserve (10% of rent)−$290
Net operating income$1,348
Mortgage (principal + interest)−$1,331
Cash flow$17
Principal paid down (equity, not cash)$169

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$1,084,960
Your equity when you sell
$570,404

Sells for $606,813 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $199,999 of loan.

Rental profits, invested at 7%
$514,555

$251,621 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$437,703
Cash to close, invested at 7%
$437,703

$57,500 put into an index fund instead of the down payment and closing costs.

The building comes out $647,257 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 $1.08M, stocks $438K. 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.

2 bed / 1 bath estimate $1,450/mo · range $1,275–$1,625

AddressRentBd / BaSq ftDistanceListedMatch
4209 Bryant Ave N, Unit 2, Minneapolis 55412 off market $1,400 2 / 1 — 0.2 mi 2026-01-07 94%
1421 44th Ave N, Minneapolis 55412 off market $1,685 2 / 1 — 0.6 mi 2026-06-10 93%
3107 Dupont Ave N, Unit 1, Minneapolis 55411 off market $1,550 2 / 1 — 1.2 mi 2026-05-28 92%
3841 Thomas Ave N, Apt 1, Minneapolis 55412 off market $1,150 2 / 1 — 1.3 mi 2026-02-23 92%
2935 Aldrich Ave N, Unit 1, Minneapolis 55411 off market $1,300 2 / 1 — 1.4 mi 2026-04-24 92%
3318 N Penn Ave, Unit 3, Minneapolis 55412 off market $1,100 2 / 1 — 1.4 mi 2026-04-15 92%
2635 California St NE, Minneapolis 55418 off market $1,600 2 / 1 — 1.4 mi 2026-04-02 92%
1501 N 44th Ave, Unit 1503, Minneapolis 55412 off market $1,500 2 / 1 1,144 0.6 mi 2026-06-22 88%
3610 N Queen Ave, Unit 2, Minneapolis 55412 off market $1,400 2 / 1 1,200 1.2 mi 2023-06-19 87%
2900 Colfax Ave N, Minneapolis 55411 off market $1,345 2 / 1 1,200 1.4 mi 2026-03-06 87%

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

  • highCash flow is negative at asking price and the price is above break-even Based on: data: underwriting.cash_flow_monthly · AI review
  • mediumAbout 125 m from I 94: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 94) at 125 m
  • mediumSold as-is: the seller won't fix what the inspection finds. Price that in. Listing says: "and versatility today's buyers are looking for. Sold AS-IS , offering an opportunity for the next owner"
  • mediumDescription gives no rents, lease status, or system ages, and the headline '4-bedroom' count may overstate each unit Listing says: Side-by-side duplex w/2 bedrooms up; large kitchen & formal dining room. · AI review
  • mediumExterior deck and porch railings look worn and unsafe, suggesting deferred maintenance Based on: photo 1 · AI review

Opportunities

  • No rent cap in Minneapolis, so rents can rise to market after a refresh Based on: data: underwriting.rent_rule · AI review
  • Both sides have a similar layout, which makes renovation and leasing simpler Listing says: *Both sides have a similar layout. · AI review
  • Active rental license for 2 units is already in place Based on: data: city.rental_license · AI review

Questions for the agent

  • What are the current rents and lease terms for each side, and are either month-to-month?
  • Is each unit separately metered for gas and electric, and does each have its own furnace?
  • How old are the roof, furnaces, water heaters and electrical panels?
  • Is the sale as-is with any seller credits, and is the seller open to a price near $225K?
  • Are either of the units owner-occupied or vacant at closing, and can I see the last 12 months of expenses?
  • Is the rear deck structurally sound, and has the city issued any inspection orders?

Bottom line

Two similar 2-beds on an as-is, dated property that roughly breaks even at $250K, so it only makes sense if rents hold up and the inspection is clean or the price drops. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)$4,234
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,586
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 1908: +1 pt capital reserve; "as-is" in the description: +2 pts each10% / 10%

Price history Realtor.com

On the market since 2026-09-01 (34 days); down $5,001 (2.0%) from the first ask of $255,000; last sold for $161,000 on 2019-05-14.

DateEventPrice
Price changed$249,999
Listed$255,000
Removed$189,900
Removed$195,000
Sold$161,000
Price changed$179,000
Listed$190,000
Removed$195,000
Removed—
Removed$195,000
Listed$195,000
Removed$195,000
Price changed$195,000
Relisted$199,900
Removed—
Price changed$199,900
Price changed$209,900
Price changed$209,900
Listed$219,900
Listed$195,000
Sold$102,500
Listed$99,900
Sold$84,500
Listed$79,900
Sold$28,000

County record Public record

Recorded asduplex
Living units2
Year built1908
Market value (2026)$225,000
Property tax$4,234
Special assessmentsnone
Homesteadno
Last sale2019-05-01 · $161,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 94, about 125 m away.

Crime in Webber - Camden

232 incidents in the last 12 months (41 per 1,000 residents), +5% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).