4524 Fillmore St NE
Duplex · 2 units: 2 bed ×2 · 2,970 sq ft
Columbia Heights, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $424,900 2 units · $212K per unit
- Monthly cash flow
- −$1,183 at 20% down, 7%
- Estimated rent
- $2,650/mo high confidence
- Break-even price
- $202,594 where cash flow hits $0
First look
This is a 1960 brick side-by-side duplex with a description that also claims a third, lower-level 2-bed unit. At $424,900 our model shows about -$1,183 a month and a 3.0% cap rate, and break-even is near $202,600, so it doesn't work at today's rates as a two-unit rental. The listing gives no rents, taxes or utility details, and we couldn't match a county parcel. The unit count is the first thing to verify, because the lower unit is marketed as flexible space and may not be legal or licensed. If the third unit can't be rented legally, the price has no support. Only worth a showing if the seller moves a lot or you want to owner-occupy and can verify the lower unit.
Things to consider
- Price doesn't match the rent math Two 2-beds at about $1,325 each can't carry a $425K price at today's rates. Break-even is near $203K.
- Lower unit legality drives the value A third rentable unit changes income, but if it isn't licensed it is storage or family space, not rent. Confirm with the city.Listing says: “Currently classified and marketed as a duplex.”
- Owner-occupant angle is the best use case Living in the lower level lowers your net housing cost and may allow owner-occupant financing, but check the rules for the unit count.Listing says: “An owner occupant may have the opportunity to live in the lower-level space while renting the two upper units”
- As-is sale limits leverage after inspection The seller won't fix issues, so inspection findings must come off the price. The roof and boiler are recent, but plumbing, electrical and the lower level are unknown.Listing says: “This home is being sold "As Is."”
- Unverified taxes and parcel We couldn't match a county record, so taxes could be higher for an investor than the listing implies, which would worsen cash flow.
From the photos
Based on 1 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- doneNew roofListing says: New roof and newer boiler.
- doneNewer boilerListing says: New roof and newer boiler.
- neededSold as-is, no seller repairsListing says: This home is being sold "As Is."
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
- $424,900
- Cash to close
- $55,237
- Price per unit
- $212,450
- GRM
- 13.4
Each month
- Cash flow
- −$1,705/mo
- Cash-on-cash
- −37.0%
- Cap rate
- 3.0%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $164,619
- Rent that breaks even
- $4,954/mo
Long run
- Year 30: property vs stocks
- $969K vs $1.78M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $424,900
- Cash to close
- $55,237
- Price per unit
- $212,450
- GRM
- 13.4
Each month
- Cash flow
- −$1,929/mo
- Cash-on-cash
- −41.9%
- Cap rate
- 2.4%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $130,393
- Rent that breaks even
- $5,593/mo
Long run
- Year 30: property vs stocks
- $969K vs $2.13M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $414,900
- Cash to close
- $53,937
- Price per unit
- $207,450
- GRM
- 13.0
Each month
- Cash flow
- −$1,639/mo
- Cash-on-cash
- −36.5%
- Cap rate
- 3.1%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $164,619
- Rent that breaks even
- $4,865/mo
Long run
- Year 30: property vs stocks
- $947K vs $1.70M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $414,900
- Cash to close
- $53,937
- Price per unit
- $207,450
- GRM
- 13.0
Each month
- Cash flow
- −$1,864/mo
- Cash-on-cash
- −41.5%
- Cap rate
- 2.5%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $130,393
- Rent that breaks even
- $5,493/mo
Long run
- Year 30: property vs stocks
- $947K vs $2.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $424,900
- Cash to close
- $97,727
- Price per unit
- $212,450
- GRM
- 13.4
Each month
- Cash flow
- −$1,183/mo
- Cash-on-cash
- −14.5%
- Cap rate
- 3.0%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $202,594
- Rent that breaks even
- $4,249/mo
Long run
- Year 30: property vs stocks
- $969K vs $1.71M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $424,900
- Cash to close
- $97,727
- Price per unit
- $212,450
- GRM
- 13.4
Each month
- Cash flow
- −$1,407/mo
- Cash-on-cash
- −17.3%
- Cap rate
- 2.4%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $160,472
- Rent that breaks even
- $4,797/mo
Long run
- Year 30: property vs stocks
- $969K vs $2.06M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $414,900
- Cash to close
- $95,427
- Price per unit
- $207,450
- GRM
- 13.0
Each month
- Cash flow
- −$1,130/mo
- Cash-on-cash
- −14.2%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $202,594
- Rent that breaks even
- $4,177/mo
Long run
- Year 30: property vs stocks
- $947K vs $1.63M
- Cash flow turns positive
- year 30
The deal
- Price
- $414,900
- Cash to close
- $95,427
- Price per unit
- $207,450
- GRM
- 13.0
Each month
- Cash flow
- −$1,354/mo
- Cash-on-cash
- −17.0%
- Cap rate
- 2.5%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $160,472
- Rent that breaks even
- $4,716/mo
Long run
- Year 30: property vs stocks
- $947K vs $1.98M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $424,900
- Cash to close
- $118,972
- Price per unit
- $212,450
- GRM
- 13.4
Each month
- Cash flow
- −$1,042/mo
- Cash-on-cash
- −10.5%
- Cap rate
- 3.0%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $216,101
- Rent that breaks even
- $4,058/mo
Long run
- Year 30: property vs stocks
- $971K vs $1.71M
- Cash flow turns positive
- year 28
The deal
- Price
- $424,900
- Cash to close
- $118,972
- Price per unit
- $212,450
- GRM
- 13.4
Each month
- Cash flow
- −$1,266/mo
- Cash-on-cash
- −12.8%
- Cap rate
- 2.4%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $171,171
- Rent that breaks even
- $4,582/mo
Long run
- Year 30: property vs stocks
- $969K vs $2.06M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $414,900
- Cash to close
- $116,172
- Price per unit
- $207,450
- GRM
- 13.0
Each month
- Cash flow
- −$992/mo
- Cash-on-cash
- −10.2%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $216,101
- Rent that breaks even
- $3,990/mo
Long run
- Year 30: property vs stocks
- $951K vs $1.64M
- Cash flow turns positive
- year 27
The deal
- Price
- $414,900
- Cash to close
- $116,172
- Price per unit
- $207,450
- GRM
- 13.0
Each month
- Cash flow
- −$1,216/mo
- Cash-on-cash
- −12.6%
- Cap rate
- 2.5%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $171,171
- Rent that breaks even
- $4,506/mo
Long run
- Year 30: property vs stocks
- $947K vs $1.98M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$2,544 |
| PMI | −$239 |
| Cash flow | −$1,705 |
| Principal paid down (equity, not cash) | $324 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Property management | −$224 |
| Net operating income | $854 |
| Mortgage (principal + interest) | −$2,544 |
| PMI | −$239 |
| Cash flow | −$1,929 |
| Principal paid down (equity, not cash) | $324 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$2,484 |
| PMI | −$233 |
| Cash flow | −$1,639 |
| Principal paid down (equity, not cash) | $316 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Property management | −$224 |
| Net operating income | $854 |
| Mortgage (principal + interest) | −$2,484 |
| PMI | −$233 |
| Cash flow | −$1,864 |
| Principal paid down (equity, not cash) | $316 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$2,261 |
| Cash flow | −$1,183 |
| Principal paid down (equity, not cash) | $288 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Property management | −$224 |
| Net operating income | $854 |
| Mortgage (principal + interest) | −$2,261 |
| Cash flow | −$1,407 |
| Principal paid down (equity, not cash) | $288 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$2,208 |
| Cash flow | −$1,130 |
| Principal paid down (equity, not cash) | $281 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Property management | −$224 |
| Net operating income | $854 |
| Mortgage (principal + interest) | −$2,208 |
| Cash flow | −$1,354 |
| Principal paid down (equity, not cash) | $281 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$2,120 |
| Cash flow | −$1,042 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Property management | −$224 |
| Net operating income | $854 |
| Mortgage (principal + interest) | −$2,120 |
| Cash flow | −$1,266 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$2,070 |
| Cash flow | −$992 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,650 |
| Vacancy (6%) | −$159 |
| Collected | $2,491 |
| Property tax Listing | −$441 |
| Insurance Estimate | −$212 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (10% of rent) | −$265 |
| Capital reserve (10% of rent) | −$265 |
| Property management | −$224 |
| Net operating income | $854 |
| Mortgage (principal + interest) | −$2,070 |
| Cash flow | −$1,216 |
| Principal paid down (equity, not cash) | $263 |
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
- $969,463
- Rental profits, invested at 7%
- $0
Sells for $1,031,344 (value up 3% a year), minus 6% selling cost ($61,881). Rent paid down $382,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $420,478
- Monthly shortfalls, invested
- $1,361,865
$55,237 put into an index fund instead of the down payment and closing costs.
$354,647 you'd have paid in while the building lost money, invested instead.
Stocks come out $812,881 ahead after 30 years.
- Your equity when you sell
- $969,463
- Rental profits, invested at 7%
- $0
Sells for $1,031,344 (value up 3% a year), minus 6% selling cost ($61,881). Rent paid down $382,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $420,478
- Monthly shortfalls, invested
- $1,710,592
$55,237 put into an index fund instead of the down payment and closing costs.
$482,638 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,161,608 ahead after 30 years.
- Your equity when you sell
- $946,647
- Rental profits, invested at 7%
- $0
Sells for $1,007,071 (value up 3% a year), minus 6% selling cost ($60,424). Rent paid down $373,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $410,582
- Monthly shortfalls, invested
- $1,292,252
$53,937 put into an index fund instead of the down payment and closing costs.
$332,821 you'd have paid in while the building lost money, invested instead.
Stocks come out $756,188 ahead after 30 years.
- Your equity when you sell
- $946,647
- Rental profits, invested at 7%
- $0
Sells for $1,007,071 (value up 3% a year), minus 6% selling cost ($60,424). Rent paid down $373,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $410,582
- Monthly shortfalls, invested
- $1,640,979
$53,937 put into an index fund instead of the down payment and closing costs.
$460,812 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,104,915 ahead after 30 years.
- Your equity when you sell
- $969,463
- Rental profits, invested at 7%
- $0
Sells for $1,031,344 (value up 3% a year), minus 6% selling cost ($61,881). Rent paid down $339,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $743,923
- Monthly shortfalls, invested
- $967,480
$97,727 put into an index fund instead of the down payment and closing costs.
$241,407 you'd have paid in while the building lost money, invested instead.
Stocks come out $741,940 ahead after 30 years.
- Your equity when you sell
- $969,463
- Rental profits, invested at 7%
- $0
Sells for $1,031,344 (value up 3% a year), minus 6% selling cost ($61,881). Rent paid down $339,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $743,923
- Monthly shortfalls, invested
- $1,316,207
$97,727 put into an index fund instead of the down payment and closing costs.
$369,398 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,090,667 ahead after 30 years.
- Your equity when you sell
- $946,647
- Rental profits, invested at 7%
- $230
Sells for $1,007,071 (value up 3% a year), minus 6% selling cost ($60,424). Rent paid down $331,920 of loan.
$230 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $726,415
- Monthly shortfalls, invested
- $907,379
$95,427 put into an index fund instead of the down payment and closing costs.
$222,476 you'd have paid in while the building lost money, invested instead.
Stocks come out $686,916 ahead after 30 years.
- Your equity when you sell
- $946,647
- Rental profits, invested at 7%
- $0
Sells for $1,007,071 (value up 3% a year), minus 6% selling cost ($60,424). Rent paid down $331,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $726,415
- Monthly shortfalls, invested
- $1,255,876
$95,427 put into an index fund instead of the down payment and closing costs.
$350,238 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,035,643 ahead after 30 years.
- Your equity when you sell
- $969,463
- Rental profits, invested at 7%
- $1,992
Sells for $1,031,344 (value up 3% a year), minus 6% selling cost ($61,881). Rent paid down $318,675 of loan.
$1,945 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $905,645
- Monthly shortfalls, invested
- $809,255
$118,972 put into an index fund instead of the down payment and closing costs.
$192,468 you'd have paid in while the building lost money, invested instead.
Stocks come out $743,445 ahead after 30 years.
- Your equity when you sell
- $969,463
- Rental profits, invested at 7%
- $0
Sells for $1,031,344 (value up 3% a year), minus 6% selling cost ($61,881). Rent paid down $318,675 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $905,645
- Monthly shortfalls, invested
- $1,155,990
$118,972 put into an index fund instead of the down payment and closing costs.
$318,515 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,092,172 ahead after 30 years.
- Your equity when you sell
- $946,647
- Rental profits, invested at 7%
- $3,917
Sells for $1,007,071 (value up 3% a year), minus 6% selling cost ($60,424). Rent paid down $311,175 of loan.
$3,741 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $884,331
- Monthly shortfalls, invested
- $754,619
$116,172 put into an index fund instead of the down payment and closing costs.
$176,301 you'd have paid in while the building lost money, invested instead.
Stocks come out $688,386 ahead after 30 years.
- Your equity when you sell
- $946,647
- Rental profits, invested at 7%
- $0
Sells for $1,007,071 (value up 3% a year), minus 6% selling cost ($60,424). Rent paid down $311,175 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $884,331
- Monthly shortfalls, invested
- $1,099,429
$116,172 put into an index fund instead of the down payment and closing costs.
$300,552 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,037,113 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 $969K, stocks $1.78M. Stocks win.
Year 30 (loan paid off): property $969K, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $1.70M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $969K, stocks $1.71M. Stocks win.
Year 30 (loan paid off): property $969K, stocks $2.06M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $1.63M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $1.98M. Stocks win.
Year 30 (loan paid off): property $971K, stocks $1.71M. Stocks win.
Year 30 (loan paid off): property $969K, stocks $2.06M. Stocks win.
Year 30 (loan paid off): property $951K, stocks $1.64M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $1.98M. Stocks win.
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 $1,325/mo · range $1,175–$1,500
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2370 County Rd E, W, New Brighton 55112 off market | $1,095 | 2 / 1 | 1.2 mi | 92% |
| 909 46 1/2 Ave NE, Hilltop 55421 off market | $1,000 | 1 / 1 | 0.3 mi | 84% |
| 4630 Central Ave NE, Hilltop 55421 off market | $950 | 1 / 1 | 0.3 mi | 84% |
| 907 46 1/2 Ave NE, Hilltop 55421 off market | $1,000 | 1 / 1 | 0.3 mi | 84% |
| 4616 Taylor St NE, Unit 1, Minneapolis 55421 off market | $1,450 | 2 / 1 | 0.1 mi | 83% |
| 4347 University Ave NE, Columbia Heights 55421 off market | $950 | 1 / 1 | 1.0 mi | 83% |
| 4911 University Ave NE, Columbia Heights 55421 | $950 | 1 / 1 | 1.1 mi | 83% |
| 4201 3rd St NE, Columbia Heights 55421 off market | $995 | 2 / 1 | 1.1 mi | 82% |
| 1000 Peters Pl, Apt 102, Columbia Heights 55421 | $1,250 | 2 / 1 | 0.8 mi | 82% |
| 5451 5th St NE, Fridley 55421 | $1,235 | 2 / 1 | 1.4 mi | 82% |
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
- highLower-level third unit may not be legal or licensed; marketed only as a duplex Listing says: Currently classified and marketed as a duplex. · 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 4524 FILLMORE ST NE
- mediumAsking is $222,306 above the price where cash flow breaks even ($202,594) at the default scenario. Based on: Derived: price $424,900 vs. break-even $202,594
- mediumSold as-is: the seller won't fix what the inspection finds. Price that in. Listing says: "and dimensions. This home is being sold " As Is .""
- mediumLower unit rental depends on city and zoning approval Listing says: subject to applicable city and zoning requirements · AI review
- mediumNo rents, expenses or lease information; parcel and taxes unverified Based on: data: county.tax · AI review
- lowNo central air; tenants rely on window units Listing says: The property does not have central air conditioning; window A/C units are used for cooling. · AI review
Opportunities
- Owner-occupy the lower level and rent both upper units to offset the mortgage Listing says: An owner occupant may have the opportunity to live in the lower-level space while renting the two upper units · AI review
- New roof and newer boiler reduce near-term big-ticket capex Listing says: New roof and newer boiler. · AI review
- No rent cap in Columbia Heights, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- Is the lower level legally permitted and licensed as a unit, and does it have egress windows? Does the rental license list two or three units?
- What are the current rents, lease terms and tenant move-out dates for each upper unit?
- Who pays heat, water and electric, and is there one boiler or separate systems? What do utilities cost per year?
- When was the roof replaced and was it permitted? How old is the boiler?
- What are the real property taxes and any special assessments?
- Why has the price been set at $424,900 and is the seller flexible?
Bottom line
Priced for three units but marketed as a duplex, so at about $425K it loses roughly $1,200 a month unless the lower unit is legal and rentable. 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. | $5,290 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,542 |
| 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. "as is" in the description: +2 pts each | 10% / 10% |
Price history Realtor.com
On the market since 2026-09-21 (14 days); last sold for $305,000 on 2022-09-22.
| Date | Event | Price |
|---|---|---|
| Listed | $424,900 | |
| Sold | $305,000 | |
| Listed | $305,000 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2026 | $5,290 |
| County | Anoka |
| Parcel number | 253024330111 |
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 Columbia Heights on rental licensing before you buy.
Nearest highway
I 694, about 1751 m away.