5820 Nicollet Ave
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,998 sq ft
Minneapolis, MN · Windom · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $430,000 2 units · $215K per unit
- Monthly cash flow
- −$439 at 20% down, 7%
- Estimated rent
- $3,600/mo medium confidence
- Break-even price
- $347,542 where cash flow hits $0
First look
This is a side-by-side Minneapolis duplex with two mirror-image 2-bed units, asking $430K after 141 days on market. Our rent estimate is about $1,800 per unit, and even the old $1,860 rent on 5820 doesn't close the gap: at ask we model -$439/month and a 5.2% cap rate, with break-even near $348K. The updates look real in the photos (new siding, roof, kitchens, separate furnaces), so condition is not the problem. Price is. Only one unit's rent is known, and that unit is being delivered vacant for an owner-occupant, so ask for the other unit's lease and rent first. Not worth a showing as an investment unless the seller moves well below ask.
Things to consider
- Price is far above what rents support At ask we model -$439/month and a 5.2% cap rate. Break-even is around $348K.
- Only one rent is known and that unit is vacant We don't know the other unit's rent or lease, so the income is mostly our estimate of $1,800 per unit.Listing says: “5820 is currently vacant to allow for an owner occupant as of 06/30, previous rent was $1860.”
- Recent updates reduce repair risk New roof, siding and kitchens lower near-term capex, so reserves can be lean, but get dates and permits.Listing says: “Upgrades totaling over $100,000 include renovated kitchens and bathrooms, new siding, roof, gutters, sewer liner, and more.”
- Taxes are billed as non-homestead Tax is $6,439 on a county market value of $340K, well below the ask. A sale at $430K could push the assessment up.
- Long time on market gives leverage 141 days listed suggests the market doesn't accept this price. A much lower offer is plausible.
- Separate systems let tenants pay their own utilities Separate furnaces keep owner utility costs low, which helps net income.Listing says: “Each side is equipped with central air conditioning and its own furnace.”
From the photos
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
- 5820: $1,860 (vacant)Listing says: 5820 is currently vacant to allow for an owner occupant as of 06/30, previous rent was $1860.
Condition and repairs
- doneRenovated kitchens and bathroomsListing says: Upgrades totaling over $100,000 include renovated kitchens and bathrooms, new siding, roof, gutters, sewer liner, and more.
- doneNew siding, roof, gutters, sewer linerListing says: new siding, roof, gutters, sewer liner, and more
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
- $430,000
- Cash to close
- $55,900
- Price per unit
- $215,000
- GRM
- 10.0
Each month
- Cash flow
- −$967/mo
- Cash-on-cash
- −20.8%
- Cap rate
- 5.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $282,397
- Rent that breaks even
- $4,840/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $839K
- Cash flow turns positive
- year 14
The deal
- Price
- $430,000
- Cash to close
- $55,900
- Price per unit
- $215,000
- GRM
- 10.0
Each month
- Cash flow
- −$1,271/mo
- Cash-on-cash
- −27.3%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $235,901
- Rent that breaks even
- $5,428/mo
Long run
- Year 30: property vs stocks
- $1.04M vs $1.16M
- Cash flow turns positive
- year 21
The deal
- Price
- $420,000
- Cash to close
- $54,600
- Price per unit
- $210,000
- GRM
- 9.7
Each month
- Cash flow
- −$901/mo
- Cash-on-cash
- −19.8%
- Cap rate
- 5.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $282,397
- Rent that breaks even
- $4,756/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $783K
- Cash flow turns positive
- year 13
The deal
- Price
- $420,000
- Cash to close
- $54,600
- Price per unit
- $210,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,206/mo
- Cash-on-cash
- −26.5%
- Cap rate
- 4.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $235,901
- Rent that breaks even
- $5,334/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $1.09M
- Cash flow turns positive
- year 20
The deal
- Price
- $430,000
- Cash to close
- $98,900
- Price per unit
- $215,000
- GRM
- 10.0
Each month
- Cash flow
- −$439/mo
- Cash-on-cash
- −5.3%
- Cap rate
- 5.2%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $347,542
- Rent that breaks even
- $4,163/mo
Long run
- Year 30: property vs stocks
- $1.32M vs $901K
- Cash flow turns positive
- year 9
The deal
- Price
- $430,000
- Cash to close
- $98,900
- Price per unit
- $215,000
- GRM
- 10.0
Each month
- Cash flow
- −$743/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 4.3%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $290,320
- Rent that breaks even
- $4,669/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.15M
- Cash flow turns positive
- year 16
The deal
- Price
- $420,000
- Cash to close
- $96,600
- Price per unit
- $210,000
- GRM
- 9.7
Each month
- Cash flow
- −$386/mo
- Cash-on-cash
- −4.8%
- Cap rate
- 5.3%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $347,542
- Rent that breaks even
- $4,094/mo
Long run
- Year 30: property vs stocks
- $1.33M vs $854K
- Cash flow turns positive
- year 9
The deal
- Price
- $420,000
- Cash to close
- $96,600
- Price per unit
- $210,000
- GRM
- 9.7
Each month
- Cash flow
- −$690/mo
- Cash-on-cash
- −8.6%
- Cap rate
- 4.4%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $290,320
- Rent that breaks even
- $4,593/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $1.09M
- Cash flow turns positive
- year 15
The deal
- Price
- $430,000
- Cash to close
- $120,400
- Price per unit
- $215,000
- GRM
- 10.0
Each month
- Cash flow
- −$296/mo
- Cash-on-cash
- −2.9%
- Cap rate
- 5.2%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $370,711
- Rent that breaks even
- $3,979/mo
Long run
- Year 30: property vs stocks
- $1.41M vs $993K
- Cash flow turns positive
- year 7
The deal
- Price
- $430,000
- Cash to close
- $120,400
- Price per unit
- $215,000
- GRM
- 10.0
Each month
- Cash flow
- −$600/mo
- Cash-on-cash
- −6.0%
- Cap rate
- 4.3%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $309,674
- Rent that breaks even
- $4,463/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $1.20M
- Cash flow turns positive
- year 14
The deal
- Price
- $420,000
- Cash to close
- $117,600
- Price per unit
- $210,000
- GRM
- 9.7
Each month
- Cash flow
- −$246/mo
- Cash-on-cash
- −2.5%
- Cap rate
- 5.3%
- DSCR
- 0.88×
Break-even
- Price that breaks even
- $370,711
- Rent that breaks even
- $3,915/mo
Long run
- Year 30: property vs stocks
- $1.43M vs $951K
- Cash flow turns positive
- year 6
The deal
- Price
- $420,000
- Cash to close
- $117,600
- Price per unit
- $210,000
- GRM
- 9.7
Each month
- Cash flow
- −$551/mo
- Cash-on-cash
- −5.6%
- Cap rate
- 4.4%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $309,674
- Rent that breaks even
- $4,392/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $1.14M
- Cash flow turns positive
- year 13
Monthly
Monthly breakdown
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Net operating income | $1,850 |
| Mortgage (principal + interest) | −$2,575 |
| PMI | −$242 |
| Cash flow | −$967 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Property management | −$305 |
| Net operating income | $1,545 |
| Mortgage (principal + interest) | −$2,575 |
| PMI | −$242 |
| Cash flow | −$1,271 |
| Principal paid down (equity, not cash) | $328 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Net operating income | $1,850 |
| Mortgage (principal + interest) | −$2,515 |
| PMI | −$236 |
| Cash flow | −$901 |
| Principal paid down (equity, not cash) | $320 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Property management | −$305 |
| Net operating income | $1,545 |
| Mortgage (principal + interest) | −$2,515 |
| PMI | −$236 |
| Cash flow | −$1,206 |
| Principal paid down (equity, not cash) | $320 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Net operating income | $1,850 |
| Mortgage (principal + interest) | −$2,289 |
| Cash flow | −$439 |
| Principal paid down (equity, not cash) | $291 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Property management | −$305 |
| Net operating income | $1,545 |
| Mortgage (principal + interest) | −$2,289 |
| Cash flow | −$743 |
| Principal paid down (equity, not cash) | $291 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Net operating income | $1,850 |
| Mortgage (principal + interest) | −$2,235 |
| Cash flow | −$386 |
| Principal paid down (equity, not cash) | $284 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Property management | −$305 |
| Net operating income | $1,545 |
| Mortgage (principal + interest) | −$2,235 |
| Cash flow | −$690 |
| Principal paid down (equity, not cash) | $284 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Net operating income | $1,850 |
| Mortgage (principal + interest) | −$2,146 |
| Cash flow | −$296 |
| Principal paid down (equity, not cash) | $273 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Property management | −$305 |
| Net operating income | $1,545 |
| Mortgage (principal + interest) | −$2,146 |
| Cash flow | −$600 |
| Principal paid down (equity, not cash) | $273 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Net operating income | $1,850 |
| Mortgage (principal + interest) | −$2,096 |
| Cash flow | −$246 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (8% of rent) | −$288 |
| Property management | −$305 |
| Net operating income | $1,545 |
| Mortgage (principal + interest) | −$2,096 |
| Cash flow | −$551 |
| Principal paid down (equity, not cash) | $267 |
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
- $981,100
- Rental profits, invested at 7%
- $209,240
Sells for $1,043,723 (value up 3% a year), minus 6% selling cost ($62,623). Rent paid down $387,000 of loan.
$143,281 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $425,525
- Monthly shortfalls, invested
- $413,543
$55,900 put into an index fund instead of the down payment and closing costs.
$72,291 you'd have paid in while the building lost money, invested instead.
The building comes out $351,272 ahead after 30 years.
- Your equity when you sell
- $981,100
- Rental profits, invested at 7%
- $54,673
Sells for $1,043,723 (value up 3% a year), minus 6% selling cost ($62,623). Rent paid down $387,000 of loan.
$44,622 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $425,525
- Monthly shortfalls, invested
- $732,717
$55,900 put into an index fund instead of the down payment and closing costs.
$147,506 you'd have paid in while the building lost money, invested instead.
Stocks come out $122,470 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $232,944
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $378,000 of loan.
$155,985 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,629
- Monthly shortfalls, invested
- $367,633
$54,600 put into an index fund instead of the down payment and closing costs.
$63,169 you'd have paid in while the building lost money, invested instead.
The building comes out $407,965 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $65,373
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $378,000 of loan.
$52,200 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,629
- Monthly shortfalls, invested
- $673,805
$54,600 put into an index fund instead of the down payment and closing costs.
$133,259 you'd have paid in while the building lost money, invested instead.
Stocks come out $65,778 ahead after 30 years.
- Your equity when you sell
- $981,100
- Rental profits, invested at 7%
- $342,646
Sells for $1,043,723 (value up 3% a year), minus 6% selling cost ($62,623). Rent paid down $344,000 of loan.
$209,747 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $752,852
- Monthly shortfalls, invested
- $147,829
$98,900 put into an index fund instead of the down payment and closing costs.
$24,157 you'd have paid in while the building lost money, invested instead.
The building comes out $423,064 ahead after 30 years.
- Your equity when you sell
- $981,100
- Rental profits, invested at 7%
- $118,733
Sells for $1,043,723 (value up 3% a year), minus 6% selling cost ($62,623). Rent paid down $344,000 of loan.
$86,813 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $752,852
- Monthly shortfalls, invested
- $397,658
$98,900 put into an index fund instead of the down payment and closing costs.
$75,098 you'd have paid in while the building lost money, invested instead.
Stocks come out $50,678 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $373,945
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $336,000 of loan.
$223,798 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $118,797
$96,600 put into an index fund instead of the down payment and closing costs.
$19,048 you'd have paid in while the building lost money, invested instead.
The building comes out $478,088 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $134,788
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $336,000 of loan.
$96,395 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $353,382
$96,600 put into an index fund instead of the down payment and closing costs.
$65,520 you'd have paid in while the building lost money, invested instead.
The building comes out $4,345 ahead after 30 years.
- Your equity when you sell
- $981,100
- Rental profits, invested at 7%
- $433,152
Sells for $1,043,723 (value up 3% a year), minus 6% selling cost ($62,623). Rent paid down $322,500 of loan.
$248,927 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $916,516
- Monthly shortfalls, invested
- $76,195
$120,400 put into an index fund instead of the down payment and closing costs.
$11,843 you'd have paid in while the building lost money, invested instead.
The building comes out $421,541 ahead after 30 years.
- Your equity when you sell
- $981,100
- Rental profits, invested at 7%
- $165,984
Sells for $1,043,723 (value up 3% a year), minus 6% selling cost ($62,623). Rent paid down $322,500 of loan.
$114,025 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $916,516
- Monthly shortfalls, invested
- $282,769
$120,400 put into an index fund instead of the down payment and closing costs.
$50,817 you'd have paid in while the building lost money, invested instead.
Stocks come out $52,202 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $469,293
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $315,000 of loan.
$263,554 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $895,201
- Monthly shortfalls, invested
- $55,775
$117,600 put into an index fund instead of the down payment and closing costs.
$8,508 you'd have paid in while the building lost money, invested instead.
The building comes out $476,599 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $185,422
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $315,000 of loan.
$124,512 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $895,201
- Monthly shortfalls, invested
- $245,647
$117,600 put into an index fund instead of the down payment and closing costs.
$43,340 you'd have paid in while the building lost money, invested instead.
The building comes out $2,857 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 $1.19M, stocks $839K. The property wins.
Year 30 (loan paid off): property $1.04M, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $783K. The property wins.
Year 30 (loan paid off): property $1.02M, stocks $1.09M. Stocks win.
Year 30 (loan paid off): property $1.32M, stocks $901K. The property wins.
Year 30 (loan paid off): property $1.10M, stocks $1.15M. Stocks win.
Year 30 (loan paid off): property $1.33M, stocks $854K. The property wins.
Year 30 (loan paid off): property $1.09M, stocks $1.09M. The property wins.
Year 30 (loan paid off): property $1.41M, stocks $993K. The property wins.
Year 30 (loan paid off): property $1.15M, stocks $1.20M. Stocks win.
Year 30 (loan paid off): property $1.43M, stocks $951K. The property wins.
Year 30 (loan paid off): property $1.14M, stocks $1.14M. 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 $1,800/mo · range $1,600–$2,025
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 7100 Chicago Ave, Richfield 55423 off market | $1,350 | 2 / 1 | 1.7 mi | 91% |
| 4642 Bloomington Ave S, Minneapolis 55407 | $1,695 | 2 / 1 | 1.9 mi | 91% |
| 5704 Chicago Ave, Minneapolis 55417 off market | $1,860 | 2 / 2 | 0.8 mi | 88% |
| 4536 Grand Ave S, Minneapolis 55419 off market | $2,095 | 2 / 1 | 1.6 mi | 88% |
| 4436 Grand Ave S, Minneapolis 55419 off market | $1,650 | 2 / 1 | 1.7 mi | 88% |
| 4815-4817 Columbus Ave, Minneapolis 55417 off market | $1,750 | 2 / 1 | 1.5 mi | 87% |
| 4817 Columbus Ave, Minneapolis 55417 off market | $1,750 | 2 / 1 | 1.5 mi | 87% |
| 4815 Nicollet Ave, Minneapolis 55419 off market | $1,795 | 2 / 1 | 1.3 mi | 86% |
| 5544 Chicago Ave S, Minneapolis 55417 off market | $1,350 | 2 / 1 | 0.8 mi | 86% |
| 4610 Bryant Ave S, Minneapolis 55419 | $1,365 | 2 / 1 | 1.7 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
- mediumVacant unit is being held for an owner-occupant, so the listing may favor a buyer who lives there, not an investor Listing says: 5820 is currently vacant to allow for an owner occupant as of 06/30 · AI review
- mediumOther unit's rent and lease status are not stated Listing says: Both units mirror each other and have been updated throughout the years. · AI review
- low$68 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 2202824310121: special assessments (current) = $67.61
- lowHighway about 264 m away; noise may affect rents and resale Based on: data: highway · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 144 days on market
- Recent updates mean low near-term capex and a fair chance of landing at market rent Listing says: Upgrades totaling over $100,000 include renovated kitchens and bathrooms, new siding, roof, gutters, sewer liner, and more. · AI review
- Separate furnaces and central air mean tenants can pay their own heat Listing says: Each side is equipped with central air conditioning and its own furnace. · AI review
- Unfinished basement could add storage or finished space Listing says: the unfinished basement provides laundry, utilities, storage, and potential for additional use or customization · AI review
- Seller has had no takers for 141 days, so there is room to negotiate Based on: data: listing.days_on_market · AI review
Questions for the agent
- What rent does 5822 pay now, and what is the lease status and end date?
- Why was 5820 rented at $1,860, and does that match the current market?
- What are the $68 in special assessments for, and who pays them at closing?
- Can you document the $100K of upgrades with permits, dates and the roof age?
- Is the basement laundry shared or does each unit have its own, and what do tenants pay for utilities?
- Why is the price still $430K after 141 days, and has it been cut?
Bottom line
Nicely updated duplex, but $430K is about $82K above what the rents support, so it only works at a meaningful discount. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $6,439 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,300 |
| 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 2026-05-14 (144 days); down $55,000 (11.3%) from the first ask of $485,000; last sold for $200,000 on 2013-09-10; listed for rent at $1,650/mo on 2021-05-02.
| Date | Event | Price |
|---|---|---|
| Price changed | $430,000 | |
| Price changed | $465,000 | |
| Listed | $485,000 | |
| Removed | — | |
| Listed for rent | $1,650/mo | |
| Sold | $200,000 | |
| Listed | $200,000 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1947 |
| Market value (2026) | $340,400 |
| Property tax | $6,439 |
| Special assessments | $68 |
| Homestead | no |
| Last sale | 2019-12-01 · $302,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 35W, about 264 m away.
Crime in Windom
154 incidents in the last 12 months (30 per 1,000 residents), −14% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).