6045 Brooklyn Blvd

Triplex · 3 units: 3 bed / 2 bath ×3 unit split estimated · 3,885 sq ft

Brooklyn Center, MN · View the listing ↗

Far off

37 photos

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

Asking price: $799,000
Monthly cash flow: −$2,717
Estimated rent: $4,800/mo
Break-even price: $288,493

Adjust the numbers See the full breakdown

From the listing

- 2 Brand New Triplexes + 5 Triplex Development Lots - For Sale Individually or as a package(s) - See Recorded Plat with 7 total lots - each Triplex is now on its own parcel - $799,000 per Triplex - Purchase all 5 Land Parcels (1.03 Acres) for $500,000 total - 5 Additional Triplex Lots Fully Entitled: 5 development lots approved for 15 additional units - 21 Total Units at Full Buildout across seven triplex buildings - Shovel-Ready Development Opportunity: All discretionary approvals and entitlements have been secured - Completed Site Work & Infrastructure: Major roads, utilities, grading, and drainage improvements are already in place - Comprehensive Plans Included: Architectural drawings, civil engineering plans, and supporting development documents will transfer with the sale - Each triplex is 3,885 SF - 1,295 SF per unit/floor - spacious and functional residential layouts - Attractive Modern Interiors featuring contemporary kitchens, stainless-steel appliances, spacious living areas, and in-unit laundry - All 7 Parcels: 1.51 Acres total with 1.03 Acres of vacant land for development - Neighborhood Mixed-Use District Zoning supporting residential and compatible mixed-use development - Off-Street Paved Parking serving the completed buildings and future development - Ideal Investor or Developer Opportunity combining existing improvements with significant expansion potential - Reduced Development Risk & Timeline: Completed infrastructure, secured entitlements, and available plans allow a buyer to move efficiently toward vertical construction - Convenient Brooklyn Center Location near Highway 100, I94, I-694, neighborhood amenities, parks, restaurants, and major employment centers

Listing courtesy of RE/MAX Results (Mark Hulsey). Description from Realtor.com, MLS #7149770. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a brand-new triplex (built 2022) priced at $799K, and the numbers don't work. Our model has it losing about $2,717 a month with a 2.3% cap rate, and cash flow only breaks even near $288K. Rents are estimated at about $1,600 per 3-bed unit, which is far too low to carry $799K. The listing also bundles five entitled lots and sells the whole thing as a development package, so the price may be built around land and future buildout, not rent. Check the parcel record, taxes, and actual rents or lease-up status first. As a rental buy at this price, I would pass unless the seller's numbers differ a lot.

Things to consider

Price far above income value Our model shows a $2,717 monthly loss and break-even near $288K. Rent can't cover a $799K loan.
Rents are unproven No rent roll or lease status is given, so income is only our estimate of about $1,600 per unit.
Taxes on new construction Taxes are unverified and new buildings are often assessed high, which cuts cash flow further.
Land and development bundle Value may rest on entitled lots and buildout, which brings construction cost, financing and lease-up risk.Listing says: “5 development lots approved for 15 additional units”
Low maintenance early on New build means low near-term repairs, which helps reserves, but that doesn't fix the price.From photo 5

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

doneBrand new construction, built 2022 with modern interiorsListing says: Attractive Modern Interiors featuring contemporary kitchens, stainless-steel appliances, spacious living areas, and in-unit laundry

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: $799,000
Cash to close: $183,770
Price per unit: $266,333
GRM: 13.9

Each month

Cash flow: −$2,717/mo
Cash-on-cash: −17.7%
Cap rate: 2.3%
DSCR: 0.36×

Break-even

Price that breaks even: $288,493
Rent that breaks even: $8,329/mo

Long run

Year 30: property vs stocks: $1.82M vs $4.03M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$4,800
Vacancy (6%)	−$288
Collected	$4,512
Property tax Listing	−$1,540
Insurance Estimate	−$306
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$432
Capital reserve (8% of rent)	−$384
Net operating income	$1,535
Mortgage (principal + interest)	−$4,253
Cash flow	−$2,717
Principal paid down (equity, not cash)	$541

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

If you buy this building$1,823,020

Your equity when you sell: $1,823,020
Rental profits, invested at 7%: $0

Same money in stocks$4,029,892

Cash to close, invested at 7%: $1,398,904
Monthly shortfalls, invested: $2,630,988

Stocks come out $2,206,872 ahead after 30 years.

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.82M, stocks $4.03M. 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.

3 bed / 2 bath estimate $1,600/mo · range $1,150–$2,025

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
7349 York Ave N, Brooklyn Park 55443 off market	$2,390	3 / 2	1,525	1.8 mi	2026-02-19	83%
708 66th Ave N, Brooklyn Center 55430	$1,975	3 / 1.5	1,300	1.8 mi	2025-11-20	79%
1301 67th Ave N, Brooklyn Center 55430 off market	$1,000	2 / 1	—	1.6 mi	2026-03-25	77%
1307 67th Ave N, Brooklyn Center 55430 off market	$1,000	2 / 1	—	1.6 mi	2026-01-13	77%
1306 67th Ave N, Apt 305, Brooklyn Center 55430 off market	$1,000	2 / 1	—	1.6 mi	2026-04-13	77%
1121 67th Ave N, Brooklyn Center 55430 off market	$1,000	2 / 1	—	1.7 mi	2026-07-13	77%
5910 W Broadway Ave, Apt 5, Minneapolis 55428 off market	$1,045	2 / 1	—	2.2 mi	2026-08-14	76%
5910 W Broadway Ave, Apt 10, Minneapolis 55428 off market	$1,095	2 / 1	—	2.2 mi	2026-06-08	76%
7218 Camden Ave N, Apt 129, Brooklyn Center 55430 off market	$1,275	2 / 1	—	2.3 mi	2026-02-10	76%
7206 Camden Ave N, Apt 113, Brooklyn Center 55430 off market	$1,225	2 / 1	—	2.3 mi	2026-06-19	76%

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; the project looks priced as a development package Based on: data: underwriting.cap_rate · 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 6045 BROOKLYN BLVD
mediumAsking is $510,507 above the price where cash flow breaks even ($288,493) at the default scenario. Based on: Derived: price $799,000 vs. break-even $288,493
mediumNo rents, occupancy or lease status given; unclear whether the units are leased up Listing says: $799,000 per Triplex · AI review
mediumTaxes unknown and may reset high on new construction; no county record matched Based on: data: county.tax · AI review
lowUnit count and beds/baths come from the listing, not a verified record Based on: data: listing.unit_count · AI review

Opportunities

Newly built, modern finishes, in-unit laundry, so low near-term repairs Based on: photo 4 · AI review
Buyer can also buy five entitled lots, possibly at a land price that is separate from the triplex Listing says: Purchase all 5 Land Parcels (1.03 Acres) for $500,000 total · AI review
No rent cap lets rents move with the market Based on: data: underwriting.rent_rule · AI review

Questions for the agent

Are the units occupied? Share the rent roll, lease terms and any rental license.
What are the actual property taxes on the triplex parcel, and are there special assessments?
Will the seller negotiate the triplex price separately from the lots?
Who built it, and are there warranties or permits and certificates of occupancy?
How is heat, water and trash set up: separate meters or owner-paid?
Why is the price $799K when the rents look closer to $4,800 a month total?

Bottom line

Nice new construction, but at $799K the rents lose thousands a month, so this only makes sense 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.	$18,475
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,671
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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. 9 bedrooms: +1 pt repairs for wear	9% / 8%

Price history Realtor.com

On the market since 2026-09-24 (11 days); last sold for $224,900 on 2009-11-10.

Date	Event	Price
2026-09-24	Listed	$799,000
2009-11-10	Sold public record	$224,900
2007-03-24	Sold public record	$365,000
1974-07-01	Sold public record	$47,500

From the listing Listing

Listed as	triplex
Property tax, 2025	$18,475
County	Hennepin
Parcel number	0311821120087

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 Brooklyn Center on rental licensing before you buy.

Nearest highway

MN 100, about 1431 m away.