4353 Bryant Ave S
Duplex · 2 units: 2 bed / 1 bath and 1 bed / 1 bath unit split estimated · 1,928 sq ft
Minneapolis, MN · East Harriet · View the listing ↗
Photos courtesy of Bassett Realty, via Realtor.com.
- Asking price
- $399,900 2 units · $200K per unit
- Monthly cash flow
- −$1,283 at 20% down, 7%
- Break-even price
- $158,781 where cash flow hits $0
First look
This is a 1916 East Harriet duplex asking $399,900 that the numbers don't support. Our underwriting shows about -$1,283 a month and a 2.5% cap rate, and break-even is near $159K. The description gives no rents, no lease terms and no unit mix, and the photos show only the main level, so the lower-level and upper units are a blank. At 146 days on market there's room to negotiate, but the gap is too big to close with a haircut. Get the rent roll, the rental license status and what the $1,856 in assessments are for before spending time on a showing.
Things to consider
- Price versus income gap Our underwriting shows heavy monthly losses and break-even far below ask. Rents would have to be much higher to work.
- Second unit unseen Without photos or details of the other unit you can't judge condition, layout or legality. That unit drives rent.From photo 1
- Rental license missing An unlicensed building may need inspection and repairs before it can legally rent.
- High taxes and assessments Investor tax bill plus assessments eat into already thin income.
- Negotiation room Long market time gives leverage, but you'd need a very large cut to reach a workable number.
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
- $399,900
- Cash to close
- $51,987
- Price per unit
- $199,950
- GRM
- 12.5
Each month
- Cash flow
- −$1,774/mo
- Cash-on-cash
- −41.0%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $129,018
- Rent that breaks even
- $4,979/mo
Long run
- Year 30: property vs stocks
- $912K vs $1.98M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $399,900
- Cash to close
- $51,987
- Price per unit
- $199,950
- GRM
- 12.5
Each month
- Cash flow
- −$2,001/mo
- Cash-on-cash
- −46.2%
- Cap rate
- 1.9%
- DSCR
- 0.24×
Break-even
- Price that breaks even
- $94,469
- Rent that breaks even
- $5,594/mo
Long run
- Year 30: property vs stocks
- $912K vs $2.33M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $389,900
- Cash to close
- $50,687
- Price per unit
- $194,950
- GRM
- 12.1
Each month
- Cash flow
- −$1,709/mo
- Cash-on-cash
- −40.5%
- Cap rate
- 2.6%
- DSCR
- 0.33×
Break-even
- Price that breaks even
- $129,018
- Rent that breaks even
- $4,894/mo
Long run
- Year 30: property vs stocks
- $890K vs $1.90M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $389,900
- Cash to close
- $50,687
- Price per unit
- $194,950
- GRM
- 12.1
Each month
- Cash flow
- −$1,935/mo
- Cash-on-cash
- −45.8%
- Cap rate
- 1.9%
- DSCR
- 0.24×
Break-even
- Price that breaks even
- $94,469
- Rent that breaks even
- $5,498/mo
Long run
- Year 30: property vs stocks
- $890K vs $2.25M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $399,900
- Cash to close
- $91,977
- Price per unit
- $199,950
- GRM
- 12.5
Each month
- Cash flow
- −$1,283/mo
- Cash-on-cash
- −16.7%
- Cap rate
- 2.5%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $158,781
- Rent that breaks even
- $4,342/mo
Long run
- Year 30: property vs stocks
- $912K vs $1.91M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $399,900
- Cash to close
- $91,977
- Price per unit
- $199,950
- GRM
- 12.5
Each month
- Cash flow
- −$1,510/mo
- Cash-on-cash
- −19.7%
- Cap rate
- 1.9%
- DSCR
- 0.29×
Break-even
- Price that breaks even
- $116,262
- Rent that breaks even
- $4,878/mo
Long run
- Year 30: property vs stocks
- $912K vs $2.26M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $389,900
- Cash to close
- $89,677
- Price per unit
- $194,950
- GRM
- 12.1
Each month
- Cash flow
- −$1,230/mo
- Cash-on-cash
- −16.5%
- Cap rate
- 2.6%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $158,781
- Rent that breaks even
- $4,273/mo
Long run
- Year 30: property vs stocks
- $890K vs $1.83M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $389,900
- Cash to close
- $89,677
- Price per unit
- $194,950
- GRM
- 12.1
Each month
- Cash flow
- −$1,456/mo
- Cash-on-cash
- −19.5%
- Cap rate
- 1.9%
- DSCR
- 0.30×
Break-even
- Price that breaks even
- $116,262
- Rent that breaks even
- $4,800/mo
Long run
- Year 30: property vs stocks
- $890K vs $2.18M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $399,900
- Cash to close
- $111,972
- Price per unit
- $199,950
- GRM
- 12.5
Each month
- Cash flow
- −$1,150/mo
- Cash-on-cash
- −12.3%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $169,366
- Rent that breaks even
- $4,169/mo
Long run
- Year 30: property vs stocks
- $912K vs $1.91M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $399,900
- Cash to close
- $111,972
- Price per unit
- $199,950
- GRM
- 12.5
Each month
- Cash flow
- −$1,377/mo
- Cash-on-cash
- −14.8%
- Cap rate
- 1.9%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $124,013
- Rent that breaks even
- $4,683/mo
Long run
- Year 30: property vs stocks
- $912K vs $2.26M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $389,900
- Cash to close
- $109,172
- Price per unit
- $194,950
- GRM
- 12.1
Each month
- Cash flow
- −$1,100/mo
- Cash-on-cash
- −12.1%
- Cap rate
- 2.6%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $169,366
- Rent that breaks even
- $4,104/mo
Long run
- Year 30: property vs stocks
- $890K vs $1.83M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $389,900
- Cash to close
- $109,172
- Price per unit
- $194,950
- GRM
- 12.1
Each month
- Cash flow
- −$1,327/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 1.9%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $124,013
- Rent that breaks even
- $4,611/mo
Long run
- Year 30: property vs stocks
- $890K vs $2.19M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Net operating income | $845 |
| Mortgage (principal + interest) | −$2,394 |
| PMI | −$225 |
| Cash flow | −$1,774 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Property management | −$226 |
| Net operating income | $619 |
| Mortgage (principal + interest) | −$2,394 |
| PMI | −$225 |
| Cash flow | −$2,001 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Net operating income | $845 |
| Mortgage (principal + interest) | −$2,335 |
| PMI | −$219 |
| Cash flow | −$1,709 |
| Principal paid down (equity, not cash) | $297 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Property management | −$226 |
| Net operating income | $619 |
| Mortgage (principal + interest) | −$2,335 |
| PMI | −$219 |
| Cash flow | −$1,935 |
| Principal paid down (equity, not cash) | $297 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Net operating income | $845 |
| Mortgage (principal + interest) | −$2,128 |
| Cash flow | −$1,283 |
| Principal paid down (equity, not cash) | $271 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Property management | −$226 |
| Net operating income | $619 |
| Mortgage (principal + interest) | −$2,128 |
| Cash flow | −$1,510 |
| Principal paid down (equity, not cash) | $271 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Net operating income | $845 |
| Mortgage (principal + interest) | −$2,075 |
| Cash flow | −$1,230 |
| Principal paid down (equity, not cash) | $264 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Property management | −$226 |
| Net operating income | $619 |
| Mortgage (principal + interest) | −$2,075 |
| Cash flow | −$1,456 |
| Principal paid down (equity, not cash) | $264 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Net operating income | $845 |
| Mortgage (principal + interest) | −$1,995 |
| Cash flow | −$1,150 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Property management | −$226 |
| Net operating income | $619 |
| Mortgage (principal + interest) | −$1,995 |
| Cash flow | −$1,377 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Net operating income | $845 |
| Mortgage (principal + interest) | −$1,946 |
| Cash flow | −$1,100 |
| Principal paid down (equity, not cash) | $248 |
| Rent | $2,675 |
| Vacancy (6%) | −$160 |
| Collected | $2,514 |
| Property tax Public record | −$775 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$214 |
| Capital reserve (9% of rent) | −$241 |
| Property management | −$226 |
| Net operating income | $619 |
| Mortgage (principal + interest) | −$1,946 |
| Cash flow | −$1,327 |
| Principal paid down (equity, not cash) | $248 |
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
- $912,422
- Rental profits, invested at 7%
- $0
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $359,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $395,738
- Monthly shortfalls, invested
- $1,581,131
$51,987 put into an index fund instead of the down payment and closing costs.
$449,335 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,064,447 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $0
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $359,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $395,738
- Monthly shortfalls, invested
- $1,933,148
$51,987 put into an index fund instead of the down payment and closing costs.
$578,533 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,416,464 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $0
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $350,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $385,842
- Monthly shortfalls, invested
- $1,511,518
$50,687 put into an index fund instead of the down payment and closing costs.
$427,509 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,007,755 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $0
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $350,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $385,842
- Monthly shortfalls, invested
- $1,863,535
$50,687 put into an index fund instead of the down payment and closing costs.
$556,707 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,359,772 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $0
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $319,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $700,152
- Monthly shortfalls, invested
- $1,209,951
$91,977 put into an index fund instead of the down payment and closing costs.
$342,758 you'd have paid in while the building lost money, invested instead.
Stocks come out $997,680 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $0
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $319,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $700,152
- Monthly shortfalls, invested
- $1,561,968
$91,977 put into an index fund instead of the down payment and closing costs.
$471,956 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,349,697 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $0
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $311,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,644
- Monthly shortfalls, invested
- $1,149,619
$89,677 put into an index fund instead of the down payment and closing costs.
$323,597 you'd have paid in while the building lost money, invested instead.
Stocks come out $942,658 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $0
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $311,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,644
- Monthly shortfalls, invested
- $1,501,636
$89,677 put into an index fund instead of the down payment and closing costs.
$452,796 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,294,675 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $0
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $299,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $852,359
- Monthly shortfalls, invested
- $1,059,160
$111,972 put into an index fund instead of the down payment and closing costs.
$294,868 you'd have paid in while the building lost money, invested instead.
Stocks come out $999,097 ahead after 30 years.
- Your equity when you sell
- $912,422
- Rental profits, invested at 7%
- $0
Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $299,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $852,359
- Monthly shortfalls, invested
- $1,411,177
$111,972 put into an index fund instead of the down payment and closing costs.
$424,067 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,351,114 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $0
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $292,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $831,045
- Monthly shortfalls, invested
- $1,002,600
$109,172 put into an index fund instead of the down payment and closing costs.
$276,905 you'd have paid in while the building lost money, invested instead.
Stocks come out $944,039 ahead after 30 years.
- Your equity when you sell
- $889,607
- Rental profits, invested at 7%
- $0
Sells for $946,390 (value up 3% a year), minus 6% selling cost ($56,783). Rent paid down $292,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $831,045
- Monthly shortfalls, invested
- $1,354,617
$109,172 put into an index fund instead of the down payment and closing costs.
$406,103 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,296,056 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 $912K, stocks $1.98M. Stocks win.
Year 30 (loan paid off): property $912K, stocks $2.33M. Stocks win.
Year 30 (loan paid off): property $890K, stocks $1.90M. Stocks win.
Year 30 (loan paid off): property $890K, stocks $2.25M. Stocks win.
Year 30 (loan paid off): property $912K, stocks $1.91M. Stocks win.
Year 30 (loan paid off): property $912K, stocks $2.26M. Stocks win.
Year 30 (loan paid off): property $890K, stocks $1.83M. Stocks win.
Year 30 (loan paid off): property $890K, stocks $2.18M. Stocks win.
Year 30 (loan paid off): property $912K, stocks $1.91M. Stocks win.
Year 30 (loan paid off): property $912K, stocks $2.26M. Stocks win.
Year 30 (loan paid off): property $890K, stocks $1.83M. Stocks win.
Year 30 (loan paid off): property $890K, stocks $2.19M. 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.
2 bed estimate $1,475/mo · range $1,425–$1,675 · 20 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 4610 Bryant Ave S, Minneapolis | $1,365 | 2 / 1 | 0.3 mi |
| 4436 Grand Ave S Unit 2, Minneapolis | $1,430 | 2 / 1 | 0.3 mi |
| 4200 1st Ave S, Minneapolis | $1,399 | 2 / 1 | 0.7 mi |
| 3721 Grand Ave S Unit 2, Minneapolis | $1,600 | 2 / 1 | 0.9 mi |
| 3721 Grand Ave S Unit 1, Minneapolis | $1,600 | 2 / 1 | 0.9 mi |
| 3700 Grand Ave S, Minneapolis | $1,275 | 2 / 1 | 0.9 mi |
| 3648 Blaisdell Ave Apt 2, Minneapolis | $1,595 | 2 / — | 1.0 mi |
| 4312 Linden Hills Blvd, Minneapolis | $1,625 | 2 / 1 | 1.0 mi |
| 3520 Grand Ave S, Minneapolis | $1,225 | 2 / 1 | 1.1 mi |
| 3509 Emerson Ave S, Minneapolis | $1,399 | 2 / 1 | 1.1 mi |
1 bed estimate $1,200/mo · range $1,125–$1,450 · 24 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 4422 Nicollet Ave S, Minneapolis | $899 | 1 / 1 | 0.6 mi |
| 4222 Nicollet Ave, Minneapolis | $1,699 | 1 / 1 | 0.6 mi |
| 4429 Nicollet Ave, Minneapolis | $1,099 | 1 / 1 | 0.6 mi |
| 4201 Nicollet Ave S, Minneapolis | $1,545 | 1 / 1 | 0.7 mi |
| 3845 Grand Ave S, Minneapolis | $1,300 | 1 / 1 | 0.7 mi |
| 3700 Lyndale Ave S, Minneapolis | $1,150 | 1 / 1 | 0.9 mi |
| 3616 Bryant Ave S, Minneapolis | $1,425 | 1 / 1 | 0.9 mi |
| 3615 Grand Ave S, Minneapolis | $950 | 1 / 1 | 1.0 mi |
| 3554 Emerson Ave S, Minneapolis | $875 | 1 / 1 | 1.0 mi |
| 3538 Grand Ave S, Minneapolis | $1,015 | 1 / 1 | 1.1 mi |
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
- highPrice is far above what the rents support; owner likely loses money each month at ask. Based on: data: underwriting.cash_flow_monthly · AI review
- mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 4353 BRYANT AVE S
- medium$1,856 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 0902824410182: special assessments (current) = $1,855.89
- mediumAsking is $241,119 above the price where cash flow breaks even ($158,781) at the default scenario. Based on: Derived: price $399,900 vs. break-even $158,781
- mediumNon-homestead tax bill is high relative to likely rents ($9,306/yr). Based on: data: county.tax · AI review
- mediumDescription is thin: no rents, leases, occupancy or second-unit details. Listing says: Great opportunity. Main level features gas fireplace, original hardwood floors · AI review
- lowBasement mechanicals are not fully shown; hot-water heat means a boiler of unknown age. Based on: data: county.heat_type · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 149 days on market, 1 price cuts
- Long days on market suggests the seller may accept a much lower price. Based on: data: listing.days_on_market · AI review
- No rent cap in Minneapolis, so rents can rise to market after a refresh. Based on: data: underwriting.rent_rule · AI review
- Well-kept hardwoods and built-ins on the main level appear to need little work. Based on: photo 5 · AI review
Questions for the agent
- What are the current rents, lease terms and occupancy for each unit?
- Is the building licensed as a rental in Minneapolis, and when was it last inspected?
- What are the $1,856 special assessments for, and does the seller pay them at closing?
- What are the boiler, roof and electrical panel ages?
- Who pays heat, water and electric, and is the heat on one boiler?
- Why has it sat 146 days, and have there been offers or price cuts?
Bottom line
Nice-looking old duplex, but at $399,900 it loses about $1,300 a month on our numbers, so only worth a look at a far 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) | $9,306 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,510 |
| 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 1916: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-05-09 (149 days); down $30,000 (7.0%) from the first ask of $429,900; last sold for $320,000 on 2007-06-05.
| Date | Event | Price |
|---|---|---|
| Price changed | $399,900 | |
| Price changed | $409,900 | |
| Price changed | $415,000 | |
| Price changed | $419,900 | |
| Listed | $429,900 | |
| Sold public record | $320,000 | |
| Sold public record | $160,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1916 |
| Market value (2026) | $491,900 |
| Property tax | $9,306 |
| Special assessments | $1,856 |
| Homestead | no |
| Last sale | 2007-05-01 · $320,000 |
Source: Hennepin County parcel records.
City rental license
No record in Minneapolis Active Rental Licenses.
Nearest highway
I 35W, about 1229 m away.
Crime in East Harriet
159 incidents in the last 12 months (44 per 1,000 residents), +25% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).