6024 W 35th St
Duplex · 2 units: 3 bed / 2 bath and 4 bed / 2 bath · 2,830 sq ft
Saint Louis Park, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $600,000 2 units · $300K per unit
- Monthly cash flow
- −$295 at 20% down, 7%
- Break-even price
- $544,481 where cash flow hits $0
First look
A side-by-side duplex with a 3-bed and a 4-bed, each with its own driveway and garage, in St. Louis Park. That's a rare layout and it should rent well. At $600K, our underwriting shows about -$295/mo at 20% down and a 5.8% cap rate, and break-even is near $544K, so the ask is roughly $56K too high for these rents. The $2,500 per unit is a claim without a rent roll, and our estimates put the 3-bed at $2,500 and the 4-bed at $2,650. Taxes and unit count aren't matched to a county record, so verify those first. Worth a look only if the price comes down or you'd live in one side.
Things to consider
- Price versus rents Even at the claimed $2,500 per side, our numbers show negative cash flow at the ask. Break-even is about $544K.
- Rents are unproven The $2,500 figure is history with no rent roll. Our estimate for the 3-bed is $2,500, in line with the claim, but the 4-bed estimate is $2,650, so the rents still need to be confirmed.Listing says: “Strong rental history at $2,500 per unit”
- Taxes and unit count unverified No county match, so the tax bill is a guess. An investor typically pays a higher non-homestead rate, which would hurt cash flow further.
- Vacant side You'd carry the vacancy and lease-up costs right away. It also gives you a chance to inspect that side fully and set your own rent.Listing says: “One unit is currently vacant, making this a perfect opportunity for an owner occupant.”
- Dated kitchens and baths Original-looking finishes may limit rent growth and need reserves. Do an inspection of mechanicals and the flat-looking roof.From photo 6
- Large units mean heavy wear Seven bedrooms across two units means more occupants and more wear, so keep repair reserves healthy.Listing says: “These are big units-one side is a 3 bed/2 bath and the other is a 4 bed/2 bath.”
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
- Each unit (both sides): $2,500Listing says: Strong rental history at $2,500 per unit
Condition and repairs
- doneCapital improvements over the past 10 years (unspecified)Listing says: lots of capital improvements completed over the past 10 years
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
- $600,000
- Cash to close
- $78,000
- Price per unit
- $300,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,032/mo
- Cash-on-cash
- −15.9%
- Cap rate
- 5.8%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $442,421
- Rent that breaks even
- $6,473/mo
Long run
- Year 30: property vs stocks
- $1.93M vs $930K
- Cash flow turns positive
- year 9
The deal
- Price
- $600,000
- Cash to close
- $78,000
- Price per unit
- $300,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,468/mo
- Cash-on-cash
- −22.6%
- Cap rate
- 4.9%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $375,906
- Rent that breaks even
- $7,261/mo
Long run
- Year 30: property vs stocks
- $1.60M vs $1.27M
- Cash flow turns positive
- year 15
The deal
- Price
- $590,000
- Cash to close
- $76,700
- Price per unit
- $295,000
- GRM
- 9.5
Each month
- Cash flow
- −$967/mo
- Cash-on-cash
- −15.1%
- Cap rate
- 5.9%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $442,421
- Rent that breaks even
- $6,389/mo
Long run
- Year 30: property vs stocks
- $1.95M vs $886K
- Cash flow turns positive
- year 9
The deal
- Price
- $590,000
- Cash to close
- $76,700
- Price per unit
- $295,000
- GRM
- 9.5
Each month
- Cash flow
- −$1,402/mo
- Cash-on-cash
- −21.9%
- Cap rate
- 5.0%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $375,906
- Rent that breaks even
- $7,167/mo
Long run
- Year 30: property vs stocks
- $1.60M vs $1.21M
- Cash flow turns positive
- year 15
The deal
- Price
- $600,000
- Cash to close
- $138,000
- Price per unit
- $300,000
- GRM
- 9.7
Each month
- Cash flow
- −$295/mo
- Cash-on-cash
- −2.6%
- Cap rate
- 5.8%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $544,481
- Rent that breaks even
- $5,529/mo
Long run
- Year 30: property vs stocks
- $2.21M vs $1.11M
- Cash flow turns positive
- year 5
The deal
- Price
- $600,000
- Cash to close
- $138,000
- Price per unit
- $300,000
- GRM
- 9.7
Each month
- Cash flow
- −$731/mo
- Cash-on-cash
- −6.4%
- Cap rate
- 4.9%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $462,622
- Rent that breaks even
- $6,201/mo
Long run
- Year 30: property vs stocks
- $1.76M vs $1.33M
- Cash flow turns positive
- year 11
The deal
- Price
- $590,000
- Cash to close
- $135,700
- Price per unit
- $295,000
- GRM
- 9.5
Each month
- Cash flow
- −$242/mo
- Cash-on-cash
- −2.1%
- Cap rate
- 5.9%
- DSCR
- 0.92×
Break-even
- Price that breaks even
- $544,481
- Rent that breaks even
- $5,461/mo
Long run
- Year 30: property vs stocks
- $2.23M vs $1.07M
- Cash flow turns positive
- year 4
The deal
- Price
- $590,000
- Cash to close
- $135,700
- Price per unit
- $295,000
- GRM
- 9.5
Each month
- Cash flow
- −$678/mo
- Cash-on-cash
- −6.0%
- Cap rate
- 5.0%
- DSCR
- 0.78×
Break-even
- Price that breaks even
- $462,622
- Rent that breaks even
- $6,125/mo
Long run
- Year 30: property vs stocks
- $1.76M vs $1.28M
- Cash flow turns positive
- year 10
The deal
- Price
- $600,000
- Cash to close
- $168,000
- Price per unit
- $300,000
- GRM
- 9.7
Each month
- Cash flow
- −$96/mo
- Cash-on-cash
- −0.7%
- Cap rate
- 5.8%
- DSCR
- 0.97×
Break-even
- Price that breaks even
- $580,780
- Rent that breaks even
- $5,273/mo
Long run
- Year 30: property vs stocks
- $2.39M vs $1.29M
- Cash flow turns positive
- year 3
The deal
- Price
- $600,000
- Cash to close
- $168,000
- Price per unit
- $300,000
- GRM
- 9.7
Each month
- Cash flow
- −$532/mo
- Cash-on-cash
- −3.8%
- Cap rate
- 4.9%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $493,463
- Rent that breaks even
- $5,914/mo
Long run
- Year 30: property vs stocks
- $1.87M vs $1.45M
- Cash flow turns positive
- year 9
The deal
- Price
- $590,000
- Cash to close
- $165,200
- Price per unit
- $295,000
- GRM
- 9.5
Each month
- Cash flow
- −$46/mo
- Cash-on-cash
- −0.3%
- Cap rate
- 5.9%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $580,780
- Rent that breaks even
- $5,209/mo
Long run
- Year 30: property vs stocks
- $2.42M vs $1.26M
- Cash flow turns positive
- year 2
The deal
- Price
- $590,000
- Cash to close
- $165,200
- Price per unit
- $295,000
- GRM
- 9.5
Each month
- Cash flow
- −$482/mo
- Cash-on-cash
- −3.5%
- Cap rate
- 5.0%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $493,463
- Rent that breaks even
- $5,843/mo
Long run
- Year 30: property vs stocks
- $1.88M vs $1.40M
- Cash flow turns positive
- year 8
Monthly
Monthly breakdown
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,898 |
| Mortgage (principal + interest) | −$3,593 |
| PMI | −$338 |
| Cash flow | −$1,032 |
| Principal paid down (equity, not cash) | $457 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $2,462 |
| Mortgage (principal + interest) | −$3,593 |
| PMI | −$338 |
| Cash flow | −$1,468 |
| Principal paid down (equity, not cash) | $457 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,898 |
| Mortgage (principal + interest) | −$3,533 |
| PMI | −$332 |
| Cash flow | −$967 |
| Principal paid down (equity, not cash) | $449 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $2,462 |
| Mortgage (principal + interest) | −$3,533 |
| PMI | −$332 |
| Cash flow | −$1,402 |
| Principal paid down (equity, not cash) | $449 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,898 |
| Mortgage (principal + interest) | −$3,193 |
| Cash flow | −$295 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $2,462 |
| Mortgage (principal + interest) | −$3,193 |
| Cash flow | −$731 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,898 |
| Mortgage (principal + interest) | −$3,140 |
| Cash flow | −$242 |
| Principal paid down (equity, not cash) | $400 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $2,462 |
| Mortgage (principal + interest) | −$3,140 |
| Cash flow | −$678 |
| Principal paid down (equity, not cash) | $400 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,898 |
| Mortgage (principal + interest) | −$2,994 |
| Cash flow | −$96 |
| Principal paid down (equity, not cash) | $381 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $2,462 |
| Mortgage (principal + interest) | −$2,994 |
| Cash flow | −$532 |
| Principal paid down (equity, not cash) | $381 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,898 |
| Mortgage (principal + interest) | −$2,944 |
| Cash flow | −$46 |
| Principal paid down (equity, not cash) | $375 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Listing | −$680 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $2,462 |
| Mortgage (principal + interest) | −$2,944 |
| Cash flow | −$482 |
| Principal paid down (equity, not cash) | $375 |
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
- $1,368,976
- Rental profits, invested at 7%
- $564,123
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $540,000 of loan.
$344,559 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $593,756
- Monthly shortfalls, invested
- $336,189
$78,000 put into an index fund instead of the down payment and closing costs.
$53,997 you'd have paid in while the building lost money, invested instead.
The building comes out $1,003,154 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $230,930
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $540,000 of loan.
$164,665 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $593,756
- Monthly shortfalls, invested
- $680,711
$78,000 put into an index fund instead of the down payment and closing costs.
$122,841 you'd have paid in while the building lost money, invested instead.
The building comes out $325,439 ahead after 30 years.
- Your equity when you sell
- $1,346,160
- Rental profits, invested at 7%
- $599,335
Sells for $1,432,085 (value up 3% a year), minus 6% selling cost ($85,925). Rent paid down $531,000 of loan.
$360,367 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $583,860
- Monthly shortfalls, invested
- $301,788
$76,700 put into an index fund instead of the down payment and closing costs.
$47,979 you'd have paid in while the building lost money, invested instead.
The building comes out $1,059,847 ahead after 30 years.
- Your equity when you sell
- $1,346,160
- Rental profits, invested at 7%
- $250,968
Sells for $1,432,085 (value up 3% a year), minus 6% selling cost ($85,925). Rent paid down $531,000 of loan.
$176,162 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $583,860
- Monthly shortfalls, invested
- $631,136
$76,700 put into an index fund instead of the down payment and closing costs.
$112,511 you'd have paid in while the building lost money, invested instead.
The building comes out $382,132 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $840,006
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $480,000 of loan.
$458,686 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,050,491
- Monthly shortfalls, invested
- $55,161
$138,000 put into an index fund instead of the down payment and closing costs.
$8,218 you'd have paid in while the building lost money, invested instead.
The building comes out $1,103,330 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $391,164
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $480,000 of loan.
$249,811 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,050,491
- Monthly shortfalls, invested
- $284,035
$138,000 put into an index fund instead of the down payment and closing costs.
$48,081 you'd have paid in while the building lost money, invested instead.
The building comes out $425,615 ahead after 30 years.
- Your equity when you sell
- $1,346,160
- Rental profits, invested at 7%
- $884,465
Sells for $1,432,085 (value up 3% a year), minus 6% selling cost ($85,925). Rent paid down $472,000 of loan.
$475,395 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,032,983
- Monthly shortfalls, invested
- $39,289
$135,700 put into an index fund instead of the down payment and closing costs.
$5,766 you'd have paid in while the building lost money, invested instead.
The building comes out $1,158,353 ahead after 30 years.
- Your equity when you sell
- $1,346,160
- Rental profits, invested at 7%
- $417,693
Sells for $1,432,085 (value up 3% a year), minus 6% selling cost ($85,925). Rent paid down $472,000 of loan.
$262,674 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,032,983
- Monthly shortfalls, invested
- $250,232
$135,700 put into an index fund instead of the down payment and closing costs.
$41,783 you'd have paid in while the building lost money, invested instead.
The building comes out $480,638 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $1,020,435
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $450,000 of loan.
$523,646 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,278,859
- Monthly shortfalls, invested
- $9,349
$168,000 put into an index fund instead of the down payment and closing costs.
$1,326 you'd have paid in while the building lost money, invested instead.
The building comes out $1,101,204 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $499,936
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $450,000 of loan.
$300,389 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,278,859
- Monthly shortfalls, invested
- $166,564
$168,000 put into an index fund instead of the down payment and closing costs.
$26,807 you'd have paid in while the building lost money, invested instead.
The building comes out $423,489 ahead after 30 years.
- Your equity when you sell
- $1,346,160
- Rental profits, invested at 7%
- $1,071,575
Sells for $1,432,085 (value up 3% a year), minus 6% selling cost ($85,925). Rent paid down $442,500 of loan.
$540,835 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,257,545
- Monthly shortfalls, invested
- $3,928
$165,200 put into an index fund instead of the down payment and closing costs.
$552 you'd have paid in while the building lost money, invested instead.
The building comes out $1,156,262 ahead after 30 years.
- Your equity when you sell
- $1,346,160
- Rental profits, invested at 7%
- $531,239
Sells for $1,432,085 (value up 3% a year), minus 6% selling cost ($85,925). Rent paid down $442,500 of loan.
$314,005 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,257,545
- Monthly shortfalls, invested
- $141,307
$165,200 put into an index fund instead of the down payment and closing costs.
$22,459 you'd have paid in while the building lost money, invested instead.
The building comes out $478,548 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 $1.93M, stocks $930K. The property wins.
Year 30 (loan paid off): property $1.60M, stocks $1.27M. The property wins.
Year 30 (loan paid off): property $1.95M, stocks $886K. The property wins.
Year 30 (loan paid off): property $1.60M, stocks $1.21M. The property wins.
Year 30 (loan paid off): property $2.21M, stocks $1.11M. The property wins.
Year 30 (loan paid off): property $1.76M, stocks $1.33M. The property wins.
Year 30 (loan paid off): property $2.23M, stocks $1.07M. The property wins.
Year 30 (loan paid off): property $1.76M, stocks $1.28M. The property wins.
Year 30 (loan paid off): property $2.39M, stocks $1.29M. The property wins.
Year 30 (loan paid off): property $1.87M, stocks $1.45M. The property wins.
Year 30 (loan paid off): property $2.42M, stocks $1.26M. The property wins.
Year 30 (loan paid off): property $1.88M, stocks $1.40M. The property wins.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.
3 bed estimate $2,500/mo · range $1,925–$3,275 · 6 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 5855 Highway 7, Minneapolis | $3,045 | 3 / 2 | 0.2 mi |
| 7450 Highway 7, Saint Louis Park | $3,250 | 3 / 2 | 0.8 mi |
| 7400 Oak Park Village Dr, Saint Louis Park | $2,405 | 3 / 2.5 | 0.9 mi |
| 4820 Highway 7, Minneapolis | $2,305 | 3 / 1.5 | 0.9 mi |
| 8300 31st St W Unit 112, Saint Louis Park | $1,799 | 3 / 2 | 1.4 mi |
| 8300 31st St W, Saint Louis Park | $1,799 | 3 / 2 | 1.4 mi |
4 bed estimate $2,650/mo · range $2,400–$2,725 · 9 rentals within 5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 3714 Kipling Ave S, Saint Louis Park | $2,300 | 4 / 2 | 1.1 mi |
| 3448 Girard Ave S, Minneapolis | $2,595 | 4 / 2 | 2.9 mi |
| 1924 Colfax Ave S, Minneapolis | $2,550 | 4 / 2 | 3.6 mi |
| 2449 Lyndale Ave S, Minneapolis | $2,395 | 4 / 3 | 3.6 mi |
| 2529 Pleasant Ave Unit 2, Minneapolis | $2,500 | 4 / 2 | 3.8 mi |
| 3032 3rd Ave S, Minneapolis | $2,200 | 4 / 1 | 4.1 mi |
| 220 E 27th St, Minneapolis | $2,600 | 4 / 1 | 4.2 mi |
| 1030 Knox Ave N, Minneapolis | $2,099 | 4 / 1 | 4.3 mi |
| 2820 12th Ave S Apt 1, Minneapolis | $2,500 | 4 / 2 | 4.9 mi |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highPrice is well above what the rents support; underwriting is cash-flow negative at ask. Based on: data: underwriting.cash_flow_monthly · 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 6024 35TH ST W
- mediumRent is stated as history, not current. One unit is vacant, so only one side may have a tenant paying today. Listing says: One unit is currently vacant, making this a perfect opportunity for an owner occupant. · AI review
- mediumUnspecified capital improvements; no list, dates or permits. Roof, mechanicals and electrical are unknown. Listing says: lots of capital improvements completed over the past 10 years · AI review
- lowListing is marketed to owner occupants, so the price may reflect owner-occupant demand rather than investor numbers. Listing says: making this a perfect opportunity for an owner occupant · AI review
Opportunities
- Each side has its own driveway and garage and lives like a single-family home, which supports tenant demand and longer stays. Listing says: Separate driveways and garages give each unit its own space · AI review
- No rent cap, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review
- Owner-occupying one side while renting the other could narrow the carrying cost gap. Listing says: making this a perfect opportunity for an owner occupant · AI review
Questions for the agent
- Can you send the rent roll, leases and 12 months of actual collected rent for both sides?
- How long has the vacant side been empty, and what did it last rent for?
- What are the annual property taxes, and is the current bill homestead or non-homestead?
- What capital improvements were done, when, and are there permits and receipts (roof, furnace, windows, electrical)?
- Are the utilities separately metered, and who pays water, trash and sewer?
- Is the property licensed as a rental in St. Louis Park, and are both units legal?
Bottom line
Nice layout and likely strong rental demand, but at $600K it loses money on paper, so the price needs to fall toward $545K or you should buy it to live in. 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. | $8,161 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,508 |
| 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 2026-08-25 (41 days); last sold for $620,000 on 2023-07-21; listed for rent at $2,350/mo on 2026-02-11.
| Date | Event | Price |
|---|---|---|
| Listed | $600,000 | |
| Removed | — | |
| Rent changed | $2,350/mo | |
| Listed for rent | $2,400/mo | |
| Removed | — | |
| Listed for rent | $2,395/mo | |
| Removed | — | |
| Listed for rent | $2,395/mo | |
| Sold public record | $620,000 | |
| Sold | $172,500 | |
| Price changed | $199,900 | |
| Price changed | $215,000 | |
| Listed | $225,000 | |
| Sold public record | $153,000 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2026 | $8,161 |
| County | Hennepin |
| Parcel number | 1611721320084 |
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 Saint Louis Park on rental licensing before you buy.