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6117 France Ave S

Duplex · 2 units: 4 bed / 2 bath ×2 unit split estimated · 4,482 sq ft

Edina, MN · View the listing ↗

Cash flows
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Photos courtesy of Fish Mls Realty - Broker, via Realtor.com.

Asking price
$619,500
2 units · $310K per unit
Monthly cash flow
$439
at 20% down, 7%
Estimated rent
$6,300/mo
low confidence
Break-even price
$701,897
where cash flow hits $0

Adjust the numbers See the full breakdown

First look

This is a side-by-side Edina duplex with two big 4-bed/2-bath units, asking $619,500. Our underwriting at 20% down and the ask price shows about $439/mo cash flow and a 7.24% cap rate, using rent estimates of $3,150 per unit. That only works if those rents are real, because the listing states none. Tenants pay all utilities and each unit has its own garage and washer/dryer, which keeps owner costs low. Taxes are unverified because the parcel didn't match, so get the real tax bill first. The photos show a clean, cosmetic refresh, so check the systems behind it. It's worth a showing if the rents and taxes hold up.

Things to consider

  1. Rents are unproven Cash flow of about $439/mo depends on our $3,150-per-unit estimate. If actual rents are lower, the deal weakens quickly at this price.
  2. Taxes are unknown The parcel didn't match, so the real tax bill, especially the non-homestead rate, could cut cash flow materially.
  3. Bedroom count needs verification Eight beds in the listing may include basement rooms that lack egress. A smaller legal count would reduce rents and may affect licensing.Listing says: “additional basement family room and private office/den”
  4. Updates look cosmetic Paint, flooring and counters are cheap to refresh but say nothing of the roof, mechanicals or foundation. Budget for an inspection.From photo 10
  5. Low owner expenses Separate meters and tenant-paid utilities, lawn and snow reduce costs and make the numbers easier to forecast.Listing says: “so tenants cover all utilities, lawn care, and snow removal”
  6. Break-even price is above the ask Our break-even is about $702K against the $619.5K ask, giving some cushion if the rents and taxes check out.

From the photos

Listing photo 4
1 of 9Plus

Kitchens appear recently refreshed, with white cabinets, granite-look counters, tile backsplash and stainless appliances. The floors look like inexpensive vinyl, so it reads as a cosmetic update.

Listing photo 2
2 of 9Plus

Living room has refinished hardwood, new paint and large replacement-style windows. Interior looks move-in ready.

Listing photo 8
3 of 9Check

Bathrooms appear updated with new vanity, mirror and tile floors. The tub surround is a mix of tile and a plastic insert, so quality looks budget.

Listing photo 9
4 of 9Check

Basement washer/dryer sits in an unfinished block-wall room with exposed framing, visible dryer duct, and joists. Check moisture and the ductwork.

Listing photo 6
5 of 9Check

Basement family room has a wood-burning fireplace and new vinyl plank. Check egress and that the fireplace is safe or used, since tenants may use it.

Listing photo 1
6 of 9Plus

Side-by-side building with two mirrored entrances and one garage door per unit. Matches the two-unit, one-garage-each description.

Listing photo 10
7 of 9Check

Asphalt shingle roof looks aged, with several vents and chimneys. Ask for its age.

Listing photo 10
8 of 9Check

Rear exterior shows meters and equipment on the back wall and a sloped, rocky lot. Check drainage and the retaining wall.

Listing photo 9
9 of 9Check

No photos of the furnace, water heater or electrical panel.

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

Condition and repairs

  • doneFresh interior and exterior paintListing says: It received fresh interior/exterior paint and brand-new luxury vinyl plank flooring in the lower levels.
  • doneKitchens renovated with granite counters and stainless appliancesListing says: Both units have been renovated with granite countertops and updated stainless steel appliances.

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

Down payment %
Offer $
Management
Interest rate %
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
$619,500
Cash to close
$142,485
Price per unit
$309,750
GRM
8.2

Each month

Cash flow
$439/mo
Cash-on-cash
3.7%
Cap rate
7.2%
DSCR
1.13×

Break-even

Price that breaks even
$701,897
Rent that breaks even
$5,730/mo

Long run

Year 30: property vs stocks
$3.38M vs $1.08M
Cash flow turns positive
year 1

Monthly

Monthly breakdown

Rent$6,300
Vacancy (6%)−$378
Collected$5,922
Property tax Listing−$642
Insurance Estimate−$243
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (9% of rent)−$567
Capital reserve (8% of rent)−$504
Net operating income$3,736
Mortgage (principal + interest)−$3,297
Cash flow$439
Principal paid down (equity, not cash)$420

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$3,384,267
Your equity when you sell
$1,413,468

Sells for $1,503,689 (value up 3% a year), minus 6% selling cost ($90,221). Rent paid down $495,600 of loan.

Rental profits, invested at 7%
$1,970,800

$891,614 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$1,084,632
Cash to close, invested at 7%
$1,084,632

$142,485 put into an index fund instead of the down payment and closing costs.

The building comes out $2,299,635 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 $3.38M, stocks $1.08M. 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.

4 bed / 2 bath estimate $3,150/mo · range $2,825–$3,150

AddressRentBd / BaSq ftDistanceListedMatch
3617 W 54th St, Edina 55410 off market $3,300 4 / 2 1,800 0.9 mi 2026-06-05 84%
6116 Zenith Ave S, Edina 55410 off market $3,145 4 / 2 — 0.3 mi 2026-09-03 79%
3 Edina Ct, Edina 55424 off market $6,995 4 / 2.5 4,097 1.6 mi 2026-01-02 79%
6314 Knox Ave S, Richfield 55423 off market $2,595 4 / 2 — 1.3 mi 2026-08-19 78%
6120 Washburn Ave S, Minneapolis 55410 off market $4,000 4 / 2 2,800 0.5 mi 2026-06-24 76%
4809 Wilford Way, Edina 55435 off market $4,800 4 / 3.5 4,370 1.3 mi 2025-11-20 76%
5252 Drew Ave S, Unit 1369957P, Minneapolis 55410 off market $4,918 3 / 2 1,926 1.1 mi 2026-02-10 75%
6317 Xerxes Ave S, Richfield 55423 off market $2,225 3 / 2 1,750 0.6 mi 2026-04-24 75%
6017 Halifax Ave S, Minneapolis 55424 off market $3,995 4 / 2 2,392 0.1 mi 2023-08-22 74%
4225 Valley View Rd, Edina 55424 $2,350 3 / 2 1,500 0.3 mi 2026-10-04 74%

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

  • highNo rents, lease status or occupancy given. The 'cash flow potential' claim rests on our rent estimates alone. Listing says: checks all the boxes for location, condition, and cash flow potential · 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 6117 FRANCE AVE S
  • mediumTaxes and unit count are unverified, and Edina non-homestead taxes on a $600K+ property can be large. Based on: data: county.tax · AI review
  • mediumThe '4-bed' count may include a basement office/den or family room. Basement rooms may lack egress, which would lower the real bedroom count and rent. Listing says: additional basement family room and private office/den · AI review
  • lowThe highway is about 430 m away, so noise and traffic may affect rents and tenant appeal. Based on: data: highway.distance_m · AI review

Opportunities

  • Tenants cover all utilities, lawn care and snow removal, so owner operating costs are low. Listing says: so tenants cover all utilities, lawn care, and snow removal · AI review
  • Edina school district and proximity to Southdale support tenant demand and rent levels. Listing says: in the sought-after Edina school district · AI review
  • There's no rent cap, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

  • Are both units occupied? What are the current rents, lease end dates and deposits?
  • What are the actual property taxes, and is any special assessment pending?
  • Do the basement rooms have egress windows and closets? Are the units licensed as 4-bedroom rentals in Edina?
  • How old are the roof, furnaces, water heaters and electrical panels?
  • Are the gas, electric and water meters truly separate? Please provide the last 12 months of utility and maintenance records.
  • Why is the seller selling, and has the property been rented before at what rents?

Bottom line

Cleanly refreshed Edina duplex that could cash flow modestly if the rents are real, but the listing gives no rents and unverified taxes. 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.$7,702
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,920
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. 8 bedrooms: +1 pt repairs for wear9% / 8%

Price history Realtor.com

On the market since 2026-09-25 (10 days); last sold for $520,000 on 2021-06-10.

DateEventPrice
Listed$619,500
Sold public record$520,000
Price changed$520,000
Listed$549,900
Sold public record$305,000

From the listing Listing

Listed asduplex side x side
Property tax, 2026$7,702
CountyHennepin
Parcel number2002824330100

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 Edina on rental licensing before you buy.

Nearest highway

MN 62, about 426 m away.