5116 Edgewood Ave N
Fourplex · 4 units: 2 bed / 1 bath ×4 unit split estimated · 4,500 sq ft
Crystal, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $664,900 4 units · $166K per unit
- Monthly cash flow
- −$931 at 20% down, 7%
- Estimated rent
- $5,500/mo medium confidence
- Break-even price
- $489,987 where cash flow hits $0
First look
This is a 4-unit split-level that the listing pitches to owner-occupants, and it gives no rents, lease status, utilities or repair info at all. Our numbers don't work at the ask: about $664,900 gives a 4.7% cap rate and roughly -$931 a month in cash flow at 20% down, and the break-even price is near $490K, so the seller is about $175K above what the rents support. We assume four 2-bed units at about $1,375 each, but the listing never gives the unit mix. The county record didn't match, so taxes and unit count are unverified. Ask for the rent roll, leases, trailing-12 expenses and utility setup first, and ask why it has sat 87 days. I'd only tour it if the price is far lower or the real rents beat our estimate.
Things to consider
- Price is far above what rents support At the ask, cash flow is negative and the cap rate is under 5%. A deal needs a big price drop or much higher real rents.
- No income data in the listing Without a rent roll and expenses, you are relying on our estimates of about $1,375 per unit. Get actual leases and 12 months of expenses.Listing says: “This 4-unit property is a dream opportunity for an owner-occupant!”
- Unit count and taxes are unverified We couldn't match the county parcel. Taxes and unit count drive underwriting and financing, so confirm both and the rental license.
- Owner-occupant angle may be the best use Living in a unit can cut your housing cost and open lower-down-payment financing. Confirm lender rules and that the numbers still work.Listing says: “Live in one unit and let the rental income from the other three help pay your mortgage”
- Systems and unit interiors are unknown A 1962 building may have older roof, heating, plumbing and electrical. No interior unit photos were shown, so budget for inspections.
From the photos
Based on 5 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
- $664,900
- Cash to close
- $86,437
- Price per unit
- $166,225
- GRM
- 10.1
Each month
- Cash flow
- −$1,747/mo
- Cash-on-cash
- −24.3%
- Cap rate
- 4.7%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $398,142
- Rent that breaks even
- $7,769/mo
Long run
- Year 30: property vs stocks
- $1.68M vs $1.55M
- Cash flow turns positive
- year 18
The deal
- Price
- $664,900
- Cash to close
- $86,437
- Price per unit
- $166,225
- GRM
- 10.1
Each month
- Cash flow
- −$2,213/mo
- Cash-on-cash
- −30.7%
- Cap rate
- 3.9%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $327,106
- Rent that breaks even
- $8,728/mo
Long run
- Year 30: property vs stocks
- $1.54M vs $2.12M
- Cash flow turns positive
- year 26
The deal
- Price
- $654,900
- Cash to close
- $85,137
- Price per unit
- $163,725
- GRM
- 9.9
Each month
- Cash flow
- −$1,682/mo
- Cash-on-cash
- −23.7%
- Cap rate
- 4.8%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $398,142
- Rent that breaks even
- $7,684/mo
Long run
- Year 30: property vs stocks
- $1.68M vs $1.48M
- Cash flow turns positive
- year 17
The deal
- Price
- $654,900
- Cash to close
- $85,137
- Price per unit
- $163,725
- GRM
- 9.9
Each month
- Cash flow
- −$2,147/mo
- Cash-on-cash
- −30.3%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $327,106
- Rent that breaks even
- $8,633/mo
Long run
- Year 30: property vs stocks
- $1.52M vs $2.05M
- Cash flow turns positive
- year 25
The deal
- Price
- $664,900
- Cash to close
- $152,927
- Price per unit
- $166,225
- GRM
- 10.1
Each month
- Cash flow
- −$931/mo
- Cash-on-cash
- −7.3%
- Cap rate
- 4.7%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $489,987
- Rent that breaks even
- $6,709/mo
Long run
- Year 30: property vs stocks
- $1.83M vs $1.58M
- Cash flow turns positive
- year 13
The deal
- Price
- $664,900
- Cash to close
- $152,927
- Price per unit
- $166,225
- GRM
- 10.1
Each month
- Cash flow
- −$1,396/mo
- Cash-on-cash
- −11.0%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $402,564
- Rent that breaks even
- $7,537/mo
Long run
- Year 30: property vs stocks
- $1.59M vs $2.06M
- Cash flow turns positive
- year 21
The deal
- Price
- $654,900
- Cash to close
- $150,627
- Price per unit
- $163,725
- GRM
- 9.9
Each month
- Cash flow
- −$878/mo
- Cash-on-cash
- −7.0%
- Cap rate
- 4.8%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $489,987
- Rent that breaks even
- $6,640/mo
Long run
- Year 30: property vs stocks
- $1.83M vs $1.52M
- Cash flow turns positive
- year 12
The deal
- Price
- $654,900
- Cash to close
- $150,627
- Price per unit
- $163,725
- GRM
- 9.9
Each month
- Cash flow
- −$1,343/mo
- Cash-on-cash
- −10.7%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $402,564
- Rent that breaks even
- $7,459/mo
Long run
- Year 30: property vs stocks
- $1.57M vs $1.99M
- Cash flow turns positive
- year 21
The deal
- Price
- $664,900
- Cash to close
- $186,172
- Price per unit
- $166,225
- GRM
- 10.1
Each month
- Cash flow
- −$710/mo
- Cash-on-cash
- −4.6%
- Cap rate
- 4.7%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $522,653
- Rent that breaks even
- $6,422/mo
Long run
- Year 30: property vs stocks
- $1.93M vs $1.68M
- Cash flow turns positive
- year 11
The deal
- Price
- $664,900
- Cash to close
- $186,172
- Price per unit
- $166,225
- GRM
- 10.1
Each month
- Cash flow
- −$1,175/mo
- Cash-on-cash
- −7.6%
- Cap rate
- 3.9%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $429,402
- Rent that breaks even
- $7,214/mo
Long run
- Year 30: property vs stocks
- $1.63M vs $2.11M
- Cash flow turns positive
- year 19
The deal
- Price
- $654,900
- Cash to close
- $183,372
- Price per unit
- $163,725
- GRM
- 9.9
Each month
- Cash flow
- −$660/mo
- Cash-on-cash
- −4.3%
- Cap rate
- 4.8%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $522,653
- Rent that breaks even
- $6,357/mo
Long run
- Year 30: property vs stocks
- $1.93M vs $1.63M
- Cash flow turns positive
- year 10
The deal
- Price
- $654,900
- Cash to close
- $183,372
- Price per unit
- $163,725
- GRM
- 9.9
Each month
- Cash flow
- −$1,125/mo
- Cash-on-cash
- −7.4%
- Cap rate
- 3.9%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $429,402
- Rent that breaks even
- $7,142/mo
Long run
- Year 30: property vs stocks
- $1.62M vs $2.04M
- Cash flow turns positive
- year 18
Monthly
Monthly breakdown
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Net operating income | $2,608 |
| Mortgage (principal + interest) | −$3,981 |
| PMI | −$374 |
| Cash flow | −$1,747 |
| Principal paid down (equity, not cash) | $507 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Property management | −$465 |
| Net operating income | $2,143 |
| Mortgage (principal + interest) | −$3,981 |
| PMI | −$374 |
| Cash flow | −$2,213 |
| Principal paid down (equity, not cash) | $507 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Net operating income | $2,608 |
| Mortgage (principal + interest) | −$3,921 |
| PMI | −$368 |
| Cash flow | −$1,682 |
| Principal paid down (equity, not cash) | $499 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Property management | −$465 |
| Net operating income | $2,143 |
| Mortgage (principal + interest) | −$3,921 |
| PMI | −$368 |
| Cash flow | −$2,147 |
| Principal paid down (equity, not cash) | $499 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Net operating income | $2,608 |
| Mortgage (principal + interest) | −$3,539 |
| Cash flow | −$931 |
| Principal paid down (equity, not cash) | $450 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Property management | −$465 |
| Net operating income | $2,143 |
| Mortgage (principal + interest) | −$3,539 |
| Cash flow | −$1,396 |
| Principal paid down (equity, not cash) | $450 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Net operating income | $2,608 |
| Mortgage (principal + interest) | −$3,486 |
| Cash flow | −$878 |
| Principal paid down (equity, not cash) | $444 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Property management | −$465 |
| Net operating income | $2,143 |
| Mortgage (principal + interest) | −$3,486 |
| Cash flow | −$1,343 |
| Principal paid down (equity, not cash) | $444 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Net operating income | $2,608 |
| Mortgage (principal + interest) | −$3,318 |
| Cash flow | −$710 |
| Principal paid down (equity, not cash) | $422 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Property management | −$465 |
| Net operating income | $2,143 |
| Mortgage (principal + interest) | −$3,318 |
| Cash flow | −$1,175 |
| Principal paid down (equity, not cash) | $422 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Net operating income | $2,608 |
| Mortgage (principal + interest) | −$3,268 |
| Cash flow | −$660 |
| Principal paid down (equity, not cash) | $416 |
| Rent | $5,500 |
| Vacancy (6%) | −$330 |
| Collected | $5,170 |
| Property tax Listing | −$833 |
| Insurance Estimate | −$394 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$495 |
| Capital reserve (8% of rent) | −$440 |
| Property management | −$465 |
| Net operating income | $2,143 |
| Mortgage (principal + interest) | −$3,268 |
| Cash flow | −$1,125 |
| Principal paid down (equity, not cash) | $416 |
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
- $1,517,054
- Rental profits, invested at 7%
- $167,603
Sells for $1,613,887 (value up 3% a year), minus 6% selling cost ($96,833). Rent paid down $598,410 of loan.
$126,168 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $657,980
- Monthly shortfalls, invested
- $889,402
$86,437 put into an index fund instead of the down payment and closing costs.
$167,516 you'd have paid in while the building lost money, invested instead.
The building comes out $137,275 ahead after 30 years.
- Your equity when you sell
- $1,517,054
- Rental profits, invested at 7%
- $18,042
Sells for $1,613,887 (value up 3% a year), minus 6% selling cost ($96,833). Rent paid down $598,410 of loan.
$16,544 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $657,980
- Monthly shortfalls, invested
- $1,463,614
$86,437 put into an index fund instead of the down payment and closing costs.
$323,533 you'd have paid in while the building lost money, invested instead.
Stocks come out $586,499 ahead after 30 years.
- Your equity when you sell
- $1,494,237
- Rental profits, invested at 7%
- $183,614
Sells for $1,589,614 (value up 3% a year), minus 6% selling cost ($95,377). Rent paid down $589,410 of loan.
$136,148 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $648,085
- Monthly shortfalls, invested
- $835,800
$85,137 put into an index fund instead of the down payment and closing costs.
$155,670 you'd have paid in while the building lost money, invested instead.
The building comes out $193,967 ahead after 30 years.
- Your equity when you sell
- $1,494,237
- Rental profits, invested at 7%
- $22,620
Sells for $1,589,614 (value up 3% a year), minus 6% selling cost ($95,377). Rent paid down $589,410 of loan.
$20,454 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $648,085
- Monthly shortfalls, invested
- $1,398,579
$85,137 put into an index fund instead of the down payment and closing costs.
$305,618 you'd have paid in while the building lost money, invested instead.
Stocks come out $529,806 ahead after 30 years.
- Your equity when you sell
- $1,517,054
- Rental profits, invested at 7%
- $311,491
Sells for $1,613,887 (value up 3% a year), minus 6% selling cost ($96,833). Rent paid down $531,920 of loan.
$209,317 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,164,119
- Monthly shortfalls, invested
- $416,140
$152,927 put into an index fund instead of the down payment and closing costs.
$73,463 you'd have paid in while the building lost money, invested instead.
The building comes out $248,285 ahead after 30 years.
- Your equity when you sell
- $1,517,054
- Rental profits, invested at 7%
- $68,468
Sells for $1,613,887 (value up 3% a year), minus 6% selling cost ($96,833). Rent paid down $531,920 of loan.
$56,184 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,164,119
- Monthly shortfalls, invested
- $896,891
$152,927 put into an index fund instead of the down payment and closing costs.
$185,972 you'd have paid in while the building lost money, invested instead.
Stocks come out $475,488 ahead after 30 years.
- Your equity when you sell
- $1,494,237
- Rental profits, invested at 7%
- $333,250
Sells for $1,589,614 (value up 3% a year), minus 6% selling cost ($95,377). Rent paid down $523,920 of loan.
$220,826 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,146,611
- Monthly shortfalls, invested
- $377,568
$150,627 put into an index fund instead of the down payment and closing costs.
$65,811 you'd have paid in while the building lost money, invested instead.
The building comes out $303,308 ahead after 30 years.
- Your equity when you sell
- $1,494,237
- Rental profits, invested at 7%
- $77,293
Sells for $1,589,614 (value up 3% a year), minus 6% selling cost ($95,377). Rent paid down $523,920 of loan.
$62,571 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,146,611
- Monthly shortfalls, invested
- $845,384
$150,627 put into an index fund instead of the down payment and closing costs.
$173,198 you'd have paid in while the building lost money, invested instead.
Stocks come out $420,465 ahead after 30 years.
- Your equity when you sell
- $1,517,054
- Rental profits, invested at 7%
- $411,998
Sells for $1,613,887 (value up 3% a year), minus 6% selling cost ($96,833). Rent paid down $498,675 of loan.
$260,064 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,417,189
- Monthly shortfalls, invested
- $265,934
$186,172 put into an index fund instead of the down payment and closing costs.
$44,585 you'd have paid in while the building lost money, invested instead.
The building comes out $245,930 ahead after 30 years.
- Your equity when you sell
- $1,517,054
- Rental profits, invested at 7%
- $110,983
Sells for $1,613,887 (value up 3% a year), minus 6% selling cost ($96,833). Rent paid down $498,675 of loan.
$85,631 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,417,189
- Monthly shortfalls, invested
- $688,691
$186,172 put into an index fund instead of the down payment and closing costs.
$135,794 you'd have paid in while the building lost money, invested instead.
Stocks come out $477,844 ahead after 30 years.
- Your equity when you sell
- $1,494,237
- Rental profits, invested at 7%
- $438,420
Sells for $1,589,614 (value up 3% a year), minus 6% selling cost ($95,377). Rent paid down $491,175 of loan.
$272,523 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,395,874
- Monthly shortfalls, invested
- $235,795
$183,372 put into an index fund instead of the down payment and closing costs.
$39,081 you'd have paid in while the building lost money, invested instead.
The building comes out $300,988 ahead after 30 years.
- Your equity when you sell
- $1,494,237
- Rental profits, invested at 7%
- $122,852
Sells for $1,589,614 (value up 3% a year), minus 6% selling cost ($95,377). Rent paid down $491,175 of loan.
$93,331 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,395,874
- Monthly shortfalls, invested
- $644,000
$183,372 put into an index fund instead of the down payment and closing costs.
$125,531 you'd have paid in while the building lost money, invested instead.
Stocks come out $422,785 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 $1.68M, stocks $1.55M. The property wins.
Year 30 (loan paid off): property $1.54M, stocks $2.12M. Stocks win.
Year 30 (loan paid off): property $1.68M, stocks $1.48M. The property wins.
Year 30 (loan paid off): property $1.52M, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $1.83M, stocks $1.58M. The property wins.
Year 30 (loan paid off): property $1.59M, stocks $2.06M. Stocks win.
Year 30 (loan paid off): property $1.83M, stocks $1.52M. The property wins.
Year 30 (loan paid off): property $1.57M, stocks $1.99M. Stocks win.
Year 30 (loan paid off): property $1.93M, stocks $1.68M. The property wins.
Year 30 (loan paid off): property $1.63M, stocks $2.11M. Stocks win.
Year 30 (loan paid off): property $1.93M, stocks $1.63M. The property wins.
Year 30 (loan paid off): property $1.62M, stocks $2.04M. 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 $1,375/mo · range $1,125–$1,625
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 5910 W Broadway Ave, Apt 5, Minneapolis 55428 off market | $1,045 | 2 / 1 | 1.1 mi | 92% |
| 5910 W Broadway Ave, Apt 10, Minneapolis 55428 off market | $1,095 | 2 / 1 | 1.1 mi | 92% |
| 3833 Oregon Ave N, New, Hope 55427 off market | $1,650 | 2 / 1 | 1.5 mi | 92% |
| 3927 W Broadway Ave, Robbinsdale 55422 | $1,250 | 2 / 1 | 1.9 mi | 91% |
| 3246 Douglas Dr N, Apt 1, Crystal 55422 off market | $1,390 | 2 / 1 | 2.1 mi | 91% |
| 3957 3959 Oregon Ave N, New, Hope 55427 off market | $1,675 | 2 / 1 | 1.4 mi | 84% |
| 5910 W Broadway Ave, Apt 8, Minneapolis 55428 off market | $895 | 1 / 1 | 1.1 mi | 83% |
| 5910 W Broadway Ave, Apt 3, Minneapolis 55428 off market | $945 | 1 / 1 | 1.1 mi | 83% |
| 4819 Azelia Ave N, Apt 6, Brooklyn Center 55429 off market | $1,050 | 1 / 1 | 1.3 mi | 83% |
| 7017 36th Ave N, Crystal 55427 off market | $1,020 | 1 / 1 | 1.7 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
- highPriced about $160K above our break-even; negative cash flow even at 20% down. Based on: data: underwriting.break_even_price · AI review
- highDescription gives no rents, leases, expenses or utility information, so income is unverified. Listing says: Live in one unit and let the rental income from the other three help pay your mortgage · 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 5116 EDGEWOOD AVE N
- medium87 days on market suggests buyers are balking at the price. Based on: data: listing.days_on_market · AI review
- lowWall-mounted air conditioner in one window suggests no central air, and heat type is unknown. Based on: photo 1 · AI review
Opportunities
- Owner-occupying one unit would lower the effective cost, and may qualify for owner-occupant financing. Verify the loan terms with a lender. Listing says: Live in one unit and let the rental income from the other three help pay your mortgage · AI review
- No rent cap in Crystal, so rents can rise with the market after turnover. Based on: data: underwriting.rent_rule · AI review
- Long time on market and a price far above break-even leave room to negotiate hard. Based on: data: listing.days_on_market · AI review
Questions for the agent
- Can I see the current rent roll, lease end dates and any month-to-month tenants?
- What are the trailing-12 expenses: taxes, insurance, utilities, repairs?
- Which utilities does the owner pay, and is heat metered per unit or shared?
- What is the exact unit mix, and is the rental license for four units current?
- Ages of roof, boiler or furnaces, water heaters and electrical panels?
- Why has it been on the market 87 days, and have there been price cuts or offers?
Bottom line
Four units with no rent or expense data, priced about $175K over what our numbers support; ask for the rent roll before considering a showing. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2025. 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. | $10,000 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,725 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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 | 9% / 8% |
Price history Realtor.com
On the market since 2026-06-29 (98 days, relisted 1×); last sold for $665,000 on 2024-01-17; listed for rent at $1,015/mo on 2024-10-10.
| Date | Event | Price |
|---|---|---|
| Price changed | $664,900 | |
| Listed | $670,000 | |
| Removed | $664,900 | |
| Rental removed | $1,015/mo | |
| Removed | — | |
| Rent changed | $1,015/mo | |
| Rent changed | $1,075/mo | |
| Listed for rent | $1,100/mo | |
| Sold | $665,000 | |
| Sold | $620,000 | |
| Listed | $599,900 | |
| Sold | $317,625 | |
| Relisted | $269,000 | |
| Removed | $269,000 | |
| Listed | $269,000 | |
| Sold public record | $399,000 | |
| Sold public record | $300,000 | |
| Sold public record | $300,000 | |
| Sold public record | $106,000 |
From the listing Listing
| Listed as | four plex |
| Property tax, 2025 | $10,000 |
| County | Hennepin |
| Parcel number | 0811821140039 |
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 Crystal on rental licensing before you buy.