5721 Quincy St
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,796 sq ft
Mounds View, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $439,900 2 units · $220K per unit
- Monthly cash flow
- −$1,068 at 20% down, 7%
- Estimated rent
- $2,750/mo medium confidence
- Break-even price
- $239,161 where cash flow hits $0
First look
This is a side-by-side style duplex with 2BR/1BA on one level in each unit, priced at $439,900. At the default 20% down scenario our numbers show about -$1,068 a month and a 3.5% cap rate, and break-even is near $239,161, so it doesn't work at asking. The listing gives no rents, no tax figure and no lease info, and we couldn't match a county parcel, so confirm the unit count and legal status first. The basement 'third unit' idea is speculation until you verify egress, ceiling height, zoning and licensing. At 98 days on market there is room to negotiate, but the gap to break-even is large, so only tour it if you plan to live in one unit.
Things to consider
- Numbers don't work at asking Negative cash flow of about $1,068 a month and a 3.5% cap rate mean you'd be feeding the property every month. You'd need a major price drop or a big rent increase.
- No rent roll or lease details Without actual rents and lease dates you can't verify income. Our estimate is about $1,375 per unit, which doesn't come close to covering the price.
- Taxes and unit count are unverified No county parcel match means taxes could differ from what's assumed, and the legal duplex status needs to be confirmed.
- Basement upside is speculative Finishing basements costs money and needs permits. A third unit may not be allowed by zoning, so don't pay for it up front.Listing says: “Possible to add a 3rd unit in the basement?”
- Long time on market gives leverage At 98 days the seller may be more flexible, but the gap to break-even is large.
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
- doneUnspecified updates to the unitsListing says: Several updates have been done to the units as well.
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
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 13.3
Each month
- Cash flow
- −$1,609/mo
- Cash-on-cash
- −33.8%
- Cap rate
- 3.5%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $194,332
- Rent that breaks even
- $4,812/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.60M
- Cash flow turns positive
- year 30
The deal
- Price
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 13.3
Each month
- Cash flow
- −$1,841/mo
- Cash-on-cash
- −38.6%
- Cap rate
- 2.8%
- DSCR
- 0.36×
Break-even
- Price that breaks even
- $158,814
- Rent that breaks even
- $5,398/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.96M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $429,900
- Cash to close
- $55,887
- Price per unit
- $214,950
- GRM
- 13.0
Each month
- Cash flow
- −$1,543/mo
- Cash-on-cash
- −33.1%
- Cap rate
- 3.6%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $194,332
- Rent that breaks even
- $4,728/mo
Long run
- Year 30: property vs stocks
- $983K vs $1.52M
- Cash flow turns positive
- year 29
The deal
- Price
- $429,900
- Cash to close
- $55,887
- Price per unit
- $214,950
- GRM
- 13.0
Each month
- Cash flow
- −$1,776/mo
- Cash-on-cash
- −38.1%
- Cap rate
- 2.9%
- DSCR
- 0.37×
Break-even
- Price that breaks even
- $158,814
- Rent that breaks even
- $5,303/mo
Long run
- Year 30: property vs stocks
- $981K vs $1.88M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 13.3
Each month
- Cash flow
- −$1,068/mo
- Cash-on-cash
- −12.7%
- Cap rate
- 3.5%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $239,161
- Rent that breaks even
- $4,120/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $1.54M
- Cash flow turns positive
- year 25
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 13.3
Each month
- Cash flow
- −$1,301/mo
- Cash-on-cash
- −15.4%
- Cap rate
- 2.8%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $195,450
- Rent that breaks even
- $4,621/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.89M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $429,900
- Cash to close
- $98,877
- Price per unit
- $214,950
- GRM
- 13.0
Each month
- Cash flow
- −$1,015/mo
- Cash-on-cash
- −12.3%
- Cap rate
- 3.6%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $239,161
- Rent that breaks even
- $4,052/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.47M
- Cash flow turns positive
- year 24
The deal
- Price
- $429,900
- Cash to close
- $98,877
- Price per unit
- $214,950
- GRM
- 13.0
Each month
- Cash flow
- −$1,248/mo
- Cash-on-cash
- −15.1%
- Cap rate
- 2.9%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $195,450
- Rent that breaks even
- $4,544/mo
Long run
- Year 30: property vs stocks
- $981K vs $1.81M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 13.3
Each month
- Cash flow
- −$922/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 3.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $255,105
- Rent that breaks even
- $3,932/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.56M
- Cash flow turns positive
- year 23
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 13.3
Each month
- Cash flow
- −$1,155/mo
- Cash-on-cash
- −11.2%
- Cap rate
- 2.8%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $208,480
- Rent that breaks even
- $4,411/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.89M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $429,900
- Cash to close
- $120,372
- Price per unit
- $214,950
- GRM
- 13.0
Each month
- Cash flow
- −$872/mo
- Cash-on-cash
- −8.7%
- Cap rate
- 3.6%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $255,105
- Rent that breaks even
- $3,868/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $1.49M
- Cash flow turns positive
- year 22
The deal
- Price
- $429,900
- Cash to close
- $120,372
- Price per unit
- $214,950
- GRM
- 13.0
Each month
- Cash flow
- −$1,105/mo
- Cash-on-cash
- −11.0%
- Cap rate
- 2.9%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $208,480
- Rent that breaks even
- $4,339/mo
Long run
- Year 30: property vs stocks
- $981K vs $1.81M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Net operating income | $1,273 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,609 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Property management | −$233 |
| Net operating income | $1,040 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,841 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Net operating income | $1,273 |
| Mortgage (principal + interest) | −$2,574 |
| PMI | −$242 |
| Cash flow | −$1,543 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Property management | −$233 |
| Net operating income | $1,040 |
| Mortgage (principal + interest) | −$2,574 |
| PMI | −$242 |
| Cash flow | −$1,776 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Net operating income | $1,273 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$1,068 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Property management | −$233 |
| Net operating income | $1,040 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$1,301 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Net operating income | $1,273 |
| Mortgage (principal + interest) | −$2,288 |
| Cash flow | −$1,015 |
| Principal paid down (equity, not cash) | $291 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Property management | −$233 |
| Net operating income | $1,040 |
| Mortgage (principal + interest) | −$2,288 |
| Cash flow | −$1,248 |
| Principal paid down (equity, not cash) | $291 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Net operating income | $1,273 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$922 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Property management | −$233 |
| Net operating income | $1,040 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$1,155 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Net operating income | $1,273 |
| Mortgage (principal + interest) | −$2,145 |
| Cash flow | −$872 |
| Principal paid down (equity, not cash) | $273 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$187 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (8% of rent) | −$220 |
| Property management | −$233 |
| Net operating income | $1,040 |
| Mortgage (principal + interest) | −$2,145 |
| Cash flow | −$1,105 |
| Principal paid down (equity, not cash) | $273 |
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
- $1,003,688
- Rental profits, invested at 7%
- $670
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$670 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $1,163,238
$57,187 put into an index fund instead of the down payment and closing costs.
$276,427 you'd have paid in while the building lost money, invested instead.
Stocks come out $594,202 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $1,524,454
$57,187 put into an index fund instead of the down payment and closing costs.
$408,578 you'd have paid in while the building lost money, invested instead.
Stocks come out $956,088 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $2,011
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $386,910 of loan.
$1,970 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $425,426
- Monthly shortfalls, invested
- $1,094,966
$55,887 put into an index fund instead of the down payment and closing costs.
$255,902 you'd have paid in while the building lost money, invested instead.
Stocks come out $537,510 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $0
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $386,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $425,426
- Monthly shortfalls, invested
- $1,454,841
$55,887 put into an index fund instead of the down payment and closing costs.
$386,752 you'd have paid in while the building lost money, invested instead.
Stocks come out $899,396 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $14,848
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$13,362 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $769,107
$101,177 put into an index fund instead of the down payment and closing costs.
$171,882 you'd have paid in while the building lost money, invested instead.
Stocks come out $520,757 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $1,116,146
$101,177 put into an index fund instead of the down payment and closing costs.
$291,341 you'd have paid in while the building lost money, invested instead.
Stocks come out $882,643 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $19,800
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $343,920 of loan.
$17,450 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $752,677
- Monthly shortfalls, invested
- $713,729
$98,877 put into an index fund instead of the down payment and closing costs.
$156,809 you'd have paid in while the building lost money, invested instead.
Stocks come out $465,734 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $0
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $343,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $752,677
- Monthly shortfalls, invested
- $1,055,815
$98,877 put into an index fund instead of the down payment and closing costs.
$272,180 you'd have paid in while the building lost money, invested instead.
Stocks come out $827,621 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $30,552
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$25,945 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $618,939
$123,172 put into an index fund instead of the down payment and closing costs.
$131,785 you'd have paid in while the building lost money, invested instead.
Stocks come out $522,315 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $950,273
$123,172 put into an index fund instead of the down payment and closing costs.
$238,661 you'd have paid in while the building lost money, invested instead.
Stocks come out $884,202 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $37,711
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $322,425 of loan.
$31,326 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $916,302
- Monthly shortfalls, invested
- $569,537
$120,372 put into an index fund instead of the down payment and closing costs.
$119,203 you'd have paid in while the building lost money, invested instead.
Stocks come out $467,257 ahead after 30 years.
- Your equity when you sell
- $980,871
- Rental profits, invested at 7%
- $0
Sells for $1,043,480 (value up 3% a year), minus 6% selling cost ($62,609). Rent paid down $322,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $916,302
- Monthly shortfalls, invested
- $893,713
$120,372 put into an index fund instead of the down payment and closing costs.
$220,698 you'd have paid in while the building lost money, invested instead.
Stocks come out $829,144 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 $1.00M, stocks $1.60M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.96M. Stocks win.
Year 30 (loan paid off): property $983K, stocks $1.52M. Stocks win.
Year 30 (loan paid off): property $981K, stocks $1.88M. Stocks win.
Year 30 (loan paid off): property $1.02M, stocks $1.54M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.89M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.47M. Stocks win.
Year 30 (loan paid off): property $981K, stocks $1.81M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $1.56M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.89M. Stocks win.
Year 30 (loan paid off): property $1.02M, stocks $1.49M. Stocks win.
Year 30 (loan paid off): property $981K, stocks $1.81M. 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 $1,200–$1,550
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1619 73rd Ave NE, Fridley 55432 | $1,395 | 2 / 1 | 2.0 mi | 93% |
| 476 75th Ave NE, Fridley 55432 off market | $1,150 | 2 / 1 | 3.3 mi | 89% |
| 415 74th Ave NE, Fridley 55432 | $1,390 | 2 / 1 | 3.4 mi | 89% |
| 1380 7th St NW, New Brighton 55112 | $1,100 | 2 / 1 | 3.7 mi | 88% |
| 450 75th Ave NE, Fridley 55432 off market | $1,185 | 2 / 1 | 3.3 mi | 88% |
| 8820-8822 Griggs Ave, Circle Pines 55014 | $1,795 | 2 / 1.5 | 1.8 mi | 87% |
| 1619 73rd Ave NE, Apt 206, Fridley 55432 | $1,295 | 2 / 1 | 2.0 mi | 87% |
| 1619 73rd Ave NE, Apt 204, Fridley 55432 off market | $1,295 | 2 / 1 | 2.0 mi | 87% |
| 2426 County Rd, I, Arden Hills 55112 off market | $1,250 | 2 / 1 | 0.7 mi | 86% |
| 2426 County Rd, I, Mounds View 55112 off market | $1,250 | 2 / 1 | 0.7 mi | 86% |
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
- highPrice is far above what rents support; no rents are stated Based on: data: underwriting.break_even_price · 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 5721 QUINCY ST
- mediumAsking is $200,739 above the price where cash flow breaks even ($239,161) at the default scenario. Based on: Derived: price $439,900 vs. break-even $239,161
- mediumBasement bedroom in one unit is described, which may change that unit's layout; basement 'third unit' is unverified and may not be legal Listing says: Possible to add a 3rd unit in the basement? · AI review
- mediumDescription is vague on updates; no dates or specifics given for roof, mechanicals or electrical Listing says: Several updates have been done to the units as well. · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 98 days on market
- Unfinished basements could add living space or value if done legally Listing says: This could be finished to add additional value to the property. · AI review
- Owner-occupying one unit would offset costs, and the listing pitches it that way Listing says: Fabulous opportunity for an owner occupant or investment! · AI review
- Private laundry in each unit's basement is a plus for tenants Listing says: Each unit also has it's own full, private basement area with laundry · AI review
Questions for the agent
- What are the current rents, lease terms and security deposits for each unit?
- What were the 'several updates', and when were they done (roof, furnace, windows, electrical)?
- Are the units separately metered for gas and electric, and who pays water and trash?
- Is the property licensed as a duplex with the city, and what are the annual taxes?
- Is the basement bedroom permitted, and does the egress meet code? Has anyone checked if a third unit is allowed?
- Why has it sat for 98 days, and have there been price cuts or offers?
Bottom line
Pleasant 2BR/1BA duplex on a big lot, but at $439,900 the rents can't carry it; it only makes sense as an owner-occupant deal at a much lower price. 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. | $5,456 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,249 |
| 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. base rate | 8% / 8% |
Price history Realtor.com
On the market since 2026-06-29 (98 days); last sold for $295,000 on 2020-09-11; listed for rent at $1,595/mo on 2026-09-28.
| Date | Event | Price |
|---|---|---|
| Listed for rent | $1,595/mo | |
| Listed | $439,900 | |
| Removed | $284,900 | |
| Sold | $295,000 | |
| Listed | $294,900 | |
| Sold public record | $125,000 | |
| Sold | $125,000 | |
| Listed | $129,900 | |
| Rental removed | $729/mo | |
| Listed for rent | $729/mo |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2025 | $5,456 |
| County | Ramsey |
| Parcel number | 053023410015 |
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 Mounds View on rental licensing before you buy.