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4653 Bryant Ave N

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,728 sq ft

Minneapolis, MN · Lind - Bohanon · View the listing ↗

Cash flows
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Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price
$250,000
2 units · $125K per unit
Monthly cash flow
$314
at 20% down, 7%
Estimated rent
$3,050/mo
medium confidence
Break-even price
$309,035
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

This is a Minneapolis duplex of two 2-bed/1-bath units asking $250K. The stated rents are $1,550 on the main level (month-to-month) and a previous $1,500 on the vacant upper, which sit close to our $1,525 mid estimate. Our underwriting shows about +$314/month cash flow and a 7.9% cap rate at the ask, with a break-even price near $309K, so it works at today's rates at the asking price. The 2023 roof and siding plus a 2025 furnace help, but the heat story is muddled: the description says in-floor heat, while county data says forced air. Confirm the actual heat source and the main-unit rent with a lease or deposit record. It's worth a showing, as long as the rents and heat source check out.

Things to consider

  1. The numbers work at the ask The underwriting shows positive monthly cash flow, and the break-even price is about $59K above the ask. That leaves room for the numbers to slip, but still verify rents and costs.
  2. Main-unit rent is a month-to-month claim The $1,550 is close to our $1,525 mid estimate, and the tenant can leave with short notice. Verify it with the lease or bank records.Listing says: “Main-level unit is rented month-to-month at $1,550/mo”
  3. Recent big-ticket updates reduce near-term capex A 2023 roof and siding and a 2025 furnace lower the odds of major spending soon. Ask for permits and invoices.Listing says: “New furnace installed 2025, infloor heat installed 2024, new roof & siding installed 2023.”
  4. Owner pays water and trash This cost comes out of the landlord's income and isn't in the listing, so ask for actual bills.Listing says: “Landlord pays water & trash; tenants pay their own gas & electric.”
  5. Updates look cosmetic Kitchens and baths are basic and dated, which limits rent upside beyond the estimated range.From photo 6

From the photos

Listing photo 1
1 of 7Plus

Vinyl or similar siding appears in good shape, consistent with the 2023 siding claim. The lot is overgrown with shrubs against the walls.

Listing photo 1
2 of 7Check

Window AC units are visible in the windows, so cooling appears to be tenant-supplied and not central.

Listing photo 3
3 of 7Check

The upper-unit kitchen has basic white cabinets, laminate counters, a gas range and new-looking plank flooring. It is serviceable and cosmetic, not a full renovation.

Listing photo 6
4 of 7Concern

The bathroom has a heavily textured, patchy painted wall and a basic vanity with a missing or damaged drawer front. It looks like a budget refresh.

Listing photo 10
5 of 7Plus

The main-level kitchen has oak cabinets, laminate counters, a dishwasher and tile flooring. It is clean and dated but functional.

Listing photo 3
6 of 7Check

A baseboard-style heater is visible near the window in the upper unit, so confirm what heats each unit.

Listing photo 7
7 of 7Check

No photos of the basement, mechanicals, electrical panel, or the main-level bathroom, and no photos showing the laundry.

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

  • Main level: $1,550 (month-to-month)Listing says: Main-level unit is rented month-to-month at $1,550/mo

Condition and repairs

  • doneNew furnaceListing says: New furnace installed 2025, infloor heat installed 2024
  • doneIn-floor heatListing says: New furnace installed 2025, infloor heat installed 2024
  • doneRoof and sidingListing says: new roof & siding installed 2023
  • doneUpper unit freshened upListing says: Upper-level unit is vacant, recently freshened up

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
$250,000
Cash to close
$57,500
Price per unit
$125,000
GRM
6.8

Each month

Cash flow
$314/mo
Cash-on-cash
6.6%
Cap rate
7.9%
DSCR
1.24×

Break-even

Price that breaks even
$309,035
Rent that breaks even
$2,642/mo

Long run

Year 30: property vs stocks
$1.56M vs $438K
Cash flow turns positive
year 1

Monthly

Monthly breakdown

Rent$3,050
Vacancy (6%)−$183
Collected$2,867
Property tax Listing−$269
Insurance Estimate−$205
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (8% of rent)−$244
Capital reserve (9% of rent)−$274
Net operating income$1,645
Mortgage (principal + interest)−$1,331
Cash flow$314
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$1,555,834
Your equity when you sell
$570,407

Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $200,000 of loan.

Rental profits, invested at 7%
$985,427

$425,840 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$437,705
Cash to close, invested at 7%
$437,705

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

The building comes out $1,118,129 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 $1.56M, 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 $1,525/mo · range $1,300–$1,725

AddressRentBd / BaSq ftDistanceListedMatch
1421 44th Ave N, Minneapolis 55412 off market $1,685 2 / 1 — 0.4 mi 2026-06-10 93%
4209 Bryant Ave N, Unit 2, Minneapolis 55412 off market $1,400 2 / 1 — 0.6 mi 2026-01-07 93%
3841 Thomas Ave N, Apt 1, Minneapolis 55412 off market $1,150 2 / 1 — 1.5 mi 2026-02-23 92%
1501 N 44th Ave, Unit 1503, Minneapolis 55412 off market $1,500 2 / 1 1,144 0.5 mi 2026-06-22 91%
5301 Russell Ave N, Minneapolis 55430 $1,685 2 / 1 1,200 1.3 mi 2025-05-06 91%
3610 N Queen Ave, Unit 2, Minneapolis 55412 off market $1,400 2 / 1 1,200 1.6 mi 2023-06-19 90%
3241 N Humboldt Ave, Minneapolis 55412 off market $1,400 2 / 1 1,056 1.8 mi 2026-06-19 88%
4201 3rd St NE, Columbia Heights 55421 off market $995 2 / 1 950 1.4 mi 2026-02-09 87%
3753 Girard Ave N, Minneapolis 55412 off market $1,450 2 / 1 900 1.2 mi 2026-04-23 87%
4255 Main St NE, Apt 3, Columbia Heights 55421 off market $1,095 2 / 1 900 1.3 mi 2026-02-19 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

  • mediumHeat system is unclear: in-floor heat versus county forced air. Which units are on which system, and who pays? Based on: data: county.heat_type · AI review
  • mediumSold for $236K in Oct 2023, and the seller is asking $250K. The county values it at $231,900. Based on: data: county.last_sale_price · AI review
  • mediumThe listing shows homestead tax of $3,229. An investor will likely pay a higher non-homestead bill, so verify. Based on: data: county.homestead · AI review
  • lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "include 2-bedrooms & 1-bathroom. Main-level unit is rented month-to-month at $1,550/mo and features in-floor heat, a spacious"

Opportunities

  • The vacant upper unit can be rented right away at the market rent. The previous rent was $1,500. Listing says: Upper-level unit is vacant, recently freshened up, and was previously rented for $1,500/mo. · AI review
  • Owner-occupy option with low-down-payment financing could improve the numbers. Listing says: owner-occupy while taking advantage of potential low-down-payment financing programs · AI review
  • Minneapolis has no rent cap, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

  • Is the main-unit tenant on a signed lease, what is their deposit, and have they paid on time?
  • What is the actual heating setup? Is it in-floor, forced air, or both, and is each unit separately metered?
  • Why did the upper unit become vacant, and is $1,500 realistic given our $1,350 estimate?
  • What are the actual water and trash costs the landlord pays?
  • Are there permits for the 2023 roof/siding and the 2024-25 heating work?
  • Does the rental license cover both units and transfer to a new owner?

Bottom line

Updated systems, and at $250K it makes money each month; it works at the ask, with break-even near $309K. 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.$3,229
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,455
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 1900: +1 pt capital reserve8% / 9%

Price history Realtor.com

On the market since 2026-09-12 (23 days); last sold for $236,000 on 2023-10-05.

DateEventPrice
Listed$250,000
Sold$236,000
Sold public record$180,000
Sold public record$55,000
Sold$63,000
Listed$60,000
Sold public record$59,000
Sold public record$236,000

County record Public record

Recorded asduplex
Living units2
Year built1900
Market value (2026)$231,900
Property tax$3,229
Special assessmentsnone
Homesteadno
Last sale2023-10-01 · $236,000

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 531 m away.

Crime in Lind - Bohanon

201 incidents in the last 12 months (39 per 1,000 residents), +9% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).