4316 York Ave S

Duplex · 2 units: 4 bed / 2 bath ×2 unit split estimated · 3,234 sq ft

Minneapolis, MN · Linden Hills · View the listing ↗

Far off

42 photos

Photos, via Realtor.com.

Asking price: $925,000
Monthly cash flow: −$2,207
Estimated rent: $5,350/mo
Break-even price: $510,387

Adjust the numbers See the full breakdown

From the listing

A rare find in one of Minneapolis's most coveted neighborhoods: a true side-by-side duplex in Linden Hills. Unlike the more common up/down configuration, side-by-side means real privacy; no footsteps overhead, just two independent homes with a shared hallway in between. Just three doors down from Linden Hills Park; enjoy tennis, basketball, the splash pad and playground. Walk to Linden Hills' boutique shops, restaurants and bars; perfectly situated minutes from the lakes and a quick drive to downtown Minneapolis. Each unit offers 4 bedrooms and 2 bathrooms; a size and layout that's genuinely hard to find in this neighborhood. Fully renovated in 2022, both units feature open-concept kitchen and dining, granite countertops, stainless steel appliances, dedicated in-unit laundry and spacious bedrooms; while the original hardwood floors were preserved for character you can't replicate. Recent top-to-bottom updates mean minimal near-term maintenance for the new owner. One unit is vacant and ready to move in or rent; while the other unit is currently rented through August 2027 providing stable income for the new owner. Book your showing today!

Description from Realtor.com, MLS #7108989. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a nicely finished side-by-side in Linden Hills, but the numbers don't work at $925K. Our underwriting shows about -$2,207 a month and a 3.5% cap rate, with break-even near $510K. Rent estimates top out around $2,675 per unit, which is nowhere close to carrying this price. The seller paid $825K in Oct 2023 and is asking $100K more after 81 days on market. Check the actual rent on the occupied unit, the 2022 renovation permits and what sits behind the cosmetic finishes. Only worth a showing if you see a big price cut or have a reason to pay for the location.

Things to consider

Price versus numbers Break-even is near $510K against a $925K ask. Even with a large price cut, cash flow will be thin at current rates.
Property taxes The county tax bill is large for a duplex and, as non-homestead, it eats a big share of rent.
Occupied unit's rent is unknown Without a stated rent, income can't be checked against our $2,675 estimate. The lease runs to 2027.Listing says: “the other unit is currently rented through August 2027 providing stable income for the new owner”
Bedroom count and basement legality Eight bedrooms drives the rent estimate and wear. Basement rooms without proper egress may not count.From photo 9
Seller's price history Seller bought at $825K in 2023 and wants $100K more. Cut-off for negotiation looks wide with 81 days on market.
Renovation quality Finishes look recent, but a 2022 cosmetic renovation doesn't prove systems were replaced. Inspect before relying on low maintenance.Listing says: “Recent top-to-bottom updates mean minimal near-term maintenance for the new owner”

From the photos

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

Rents the listing states

Occupied unit: $0 (lease)Listing says: the other unit is currently rented through August 2027 providing stable income for the new owner

Condition and repairs

doneFull renovation of both units in 2022Listing says: Fully renovated in 2022, both units feature open-concept kitchen and dining
doneTop-to-bottom updates, minimal near-term maintenanceListing says: Recent top-to-bottom updates mean minimal near-term maintenance for the new owner

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: $925,000
Cash to close: $212,750
Price per unit: $462,500
GRM: 14.4

Each month

Cash flow: −$2,207/mo
Cash-on-cash: −12.4%
Cap rate: 3.5%
DSCR: 0.55×

Break-even

Price that breaks even: $510,387
Rent that breaks even: $8,143/mo

Long run

Year 30: property vs stocks: $2.16M vs $3.16M
Cash flow turns positive: year 24

Monthly

Monthly breakdown

Rent	$5,350
Vacancy (6%)	−$321
Collected	$5,029
Property tax Public record	−$1,063
Insurance Estimate	−$217
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$428
Capital reserve (7% of rent)	−$375
Net operating income	$2,716
Mortgage (principal + interest)	−$4,923
Cash flow	−$2,207
Principal paid down (equity, not cash)	$626

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$2,159,002

Your equity when you sell: $2,110,505
Rental profits, invested at 7%: $48,498

Same money in stocks$3,162,199

Cash to close, invested at 7%: $1,619,507
Monthly shortfalls, invested: $1,542,692

Stocks come out $1,003,197 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 $2.16M, stocks $3.16M. 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.

4 bed estimate $2,675/mo · range $2,400–$2,750 · 9 rentals within 4.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
3714 Kipling Ave S, Saint Louis Park	$2,300	4 / 2	1,642	1.1 mi	2025-10-15	Multi family
3448 Girard Ave S, Minneapolis	$2,595	4 / 2	2,200	1.5 mi	2026-08-28	Apartment
3032 3rd Ave S, Minneapolis	$2,200	4 / 1	1,800	2.8 mi	2026-08-17	Apartment
2449 Lyndale Ave S, Minneapolis	$2,395	4 / 3	1,804	2.8 mi	2026-06-02	Apartment
2529 Pleasant Ave Unit 2, Minneapolis	$2,500	4 / 2	2,000	2.9 mi	2026-08-25	Apartment
1924 Colfax Ave S, Minneapolis	$2,550	4 / 2	1,574	3.0 mi	2026-07-08	Apartment
220 E 27th St, Minneapolis	$2,600	4 / 1	2,516	3.1 mi	2026-04-04	Apartment
2820 12th Ave S Apt 1, Minneapolis	$2,500	4 / 2	1,440	3.6 mi	2026-08-13	Duplex triplex
1030 Knox Ave N, Minneapolis	$2,099	4 / 1	900	4.5 mi	2026-01-31	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

highTaxes are very high for an investor (non-homestead) and weigh heavily on cash flow. Based on: data: county.tax · AI review
highAsking price is well above the last sale and the county market value. Based on: data: county.last_sale_price · AI review
mediumAsking is $414,613 above the price where cash flow breaks even ($510,387) at the default scenario. Based on: Derived: price $925,000 vs. break-even $510,387
mediumRent for the occupied unit isn't stated, so income can't be verified. Lease runs to August 2027, which also limits repositioning. Listing says: the other unit is currently rented through August 2027 providing stable income for the new owner · AI review
mediumListing claims 4 bed / 2 bath per unit in ~3,234 sq ft total; the basement bedrooms need verified egress and legal status. Listing says: Each unit offers 4 bedrooms and 2 bathrooms · AI review

Opportunities

Vacant unit can be rented at market or shown at once, with no rent cap in Minneapolis. Listing says: One unit is vacant and ready to move in or rent · AI review
In-unit laundry in both units supports tenant demand and rent. Listing says: dedicated in-unit laundry and spacious bedrooms · AI review
Walkable, high-demand Linden Hills location near the park and shops. Listing says: Just three doors down from Linden Hills Park · AI review

Questions for the agent

What rent does the occupied unit pay, and can I see the lease and deposit?
Why has it been listed 81 days, and have there been any price cuts or offers?
Were permits pulled for the 2022 renovation, including electrical, plumbing and basement work?
Are the basement bedrooms legal, with egress windows, and does the rental license cover them?
What are the roof, furnace, water heater and electrical panel ages, and are heat and water metered separately?
What have utilities and insurance cost over the past 12 months?

Bottom line

Pretty, recently renovated side-by-side in a great area, but at $925K it loses over $2,000 a month, so it only works at a much 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)	$12,752
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,608
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. 8 bedrooms: +1 pt repairs for wear; "fully renovated" in the description: -1 pts each	8% / 7%

Price history Realtor.com

On the market since 2026-07-13 (84 days); down $25,000 (2.6%) from the first ask of $950,000; last sold for $565,000 on 2026-03-25.

Date	Event	Price
2026-09-21	Price changed	$925,000
2026-07-13	Listed	$950,000
2026-03-25	Sold public record	$565,000
2025-03-10	Sold public record	$825,000
2023-11-01	Sold public record	$825,000
2020-02-11	Sold public record	$393,000
2020-02-03	Sold public record	$282,231
2016-04-02	Sold	$349,900
2016-01-18	Price changed	$349,900
2016-01-02	Relisted	$375,000
2015-12-23	Removed	$375,000
2015-09-16	Price changed	$375,000
2015-08-28	Listed	$399,900

County record Public record

Recorded as	duplex
Living units	2
Year built	1952
Market value (2026)	$674,100
Property tax	$12,752
Special assessments	none
Homestead	no
Last sale	2023-10-01 · $825,000

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 3595 m away.

Crime in Linden Hills

114 incidents in the last 12 months (14 per 1,000 residents), −21% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).