8446 Sumter Cir N
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,972 sq ft
Brooklyn Park, MN · View the listing ↗
Photos courtesy of Keller Williams Classic Realty, via Realtor.com.
- Asking price
- $419,900 2 units · $210K per unit
- Monthly cash flow
- −$940 at 20% down, 7%
- Break-even price
- $243,342 where cash flow hits $0
First look
This is a side-by-side split-level duplex in Brooklyn Park, and the price doesn't fit the income. Our underwriting at the $419,900 ask shows about -$940/month and a 3.7% cap rate. Break-even is near $243K, so the gap is huge. The listing gives no rents, no tax figure and no expenses, and we couldn't match a county parcel, so verify taxes and the unit count first. The two units look to be in different shape, with one refreshed and one that looks original. Only worth a showing if the seller drops sharply or you plan to live in one side. Get the rent roll and leases before anything else.
Things to consider
- Price is far above what the rents support At ask, the underwriting shows negative cash flow and a 3.7% cap rate. Only a large price cut or owner-occupancy makes the numbers work.
- Rents and tenant terms are unknown One tenant is on a term lease and the other is month-to-month, so income could change quickly. Get the leases and rent roll.Listing says: “Nice cash flow property with one on a term lease and another long term tenant on month to month agreement.”
- Owner-occupy path Living in one side with an owner-occupant loan can offset the weak investor math. It depends on a non-renewal and on local rules.Listing says: “You could owner occupy with a non renew of either tenant.”
- Uneven unit condition The right side was refreshed, but the left kitchen and bath look dated. Budget for turnover work on that side.From photo 10
- Taxes and unit count unverified Without a parcel match, taxes could be higher than assumed, which would worsen cash flow. Confirm duplex status and rental licensing.
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
- doneRight unit refreshed: new paint, updated bathroom and flooringListing says: Right unit was refreshed last fall with new paint, updated bathroom and flooring.
- doneLeft unit new flooring in lower levelListing says: Left unit has new flooring in lower level.
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
- $419,900
- Cash to close
- $54,587
- Price per unit
- $209,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,455/mo
- Cash-on-cash
- −32.0%
- Cap rate
- 3.7%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $197,729
- Rent that breaks even
- $4,716/mo
Long run
- Year 30: property vs stocks
- $964K vs $1.41M
- Cash flow turns positive
- year 27
The deal
- Price
- $419,900
- Cash to close
- $54,587
- Price per unit
- $209,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,696/mo
- Cash-on-cash
- −37.3%
- Cap rate
- 3.0%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $160,919
- Rent that breaks even
- $5,289/mo
Long run
- Year 30: property vs stocks
- $958K vs $1.78M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $409,900
- Cash to close
- $53,287
- Price per unit
- $204,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,390/mo
- Cash-on-cash
- −31.3%
- Cap rate
- 3.8%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $197,729
- Rent that breaks even
- $4,632/mo
Long run
- Year 30: property vs stocks
- $944K vs $1.34M
- Cash flow turns positive
- year 26
The deal
- Price
- $409,900
- Cash to close
- $53,287
- Price per unit
- $204,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,631/mo
- Cash-on-cash
- −36.7%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $160,919
- Rent that breaks even
- $5,195/mo
Long run
- Year 30: property vs stocks
- $935K vs $1.70M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $419,900
- Cash to close
- $96,577
- Price per unit
- $209,950
- GRM
- 12.3
Each month
- Cash flow
- −$940/mo
- Cash-on-cash
- −11.7%
- Cap rate
- 3.7%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $243,342
- Rent that breaks even
- $4,055/mo
Long run
- Year 30: property vs stocks
- $988K vs $1.37M
- Cash flow turns positive
- year 23
The deal
- Price
- $419,900
- Cash to close
- $96,577
- Price per unit
- $209,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,181/mo
- Cash-on-cash
- −14.7%
- Cap rate
- 3.0%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $198,041
- Rent that breaks even
- $4,548/mo
Long run
- Year 30: property vs stocks
- $958K vs $1.71M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $409,900
- Cash to close
- $94,277
- Price per unit
- $204,950
- GRM
- 12.0
Each month
- Cash flow
- −$886/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 3.8%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $243,342
- Rent that breaks even
- $3,987/mo
Long run
- Year 30: property vs stocks
- $972K vs $1.30M
- Cash flow turns positive
- year 22
The deal
- Price
- $409,900
- Cash to close
- $94,277
- Price per unit
- $204,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,128/mo
- Cash-on-cash
- −14.4%
- Cap rate
- 3.1%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $198,041
- Rent that breaks even
- $4,472/mo
Long run
- Year 30: property vs stocks
- $935K vs $1.64M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $419,900
- Cash to close
- $117,572
- Price per unit
- $209,950
- GRM
- 12.3
Each month
- Cash flow
- −$800/mo
- Cash-on-cash
- −8.2%
- Cap rate
- 3.7%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $259,564
- Rent that breaks even
- $3,876/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $1.39M
- Cash flow turns positive
- year 20
The deal
- Price
- $419,900
- Cash to close
- $117,572
- Price per unit
- $209,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,041/mo
- Cash-on-cash
- −10.6%
- Cap rate
- 3.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $211,244
- Rent that breaks even
- $4,347/mo
Long run
- Year 30: property vs stocks
- $959K vs $1.72M
- Cash flow turns positive
- year 29
The deal
- Price
- $409,900
- Cash to close
- $114,772
- Price per unit
- $204,950
- GRM
- 12.0
Each month
- Cash flow
- −$750/mo
- Cash-on-cash
- −7.8%
- Cap rate
- 3.8%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $259,564
- Rent that breaks even
- $3,812/mo
Long run
- Year 30: property vs stocks
- $997K vs $1.32M
- Cash flow turns positive
- year 19
The deal
- Price
- $409,900
- Cash to close
- $114,772
- Price per unit
- $204,950
- GRM
- 12.0
Each month
- Cash flow
- −$991/mo
- Cash-on-cash
- −10.4%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $211,244
- Rent that breaks even
- $4,275/mo
Long run
- Year 30: property vs stocks
- $937K vs $1.64M
- Cash flow turns positive
- year 28
Monthly
Monthly breakdown
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,295 |
| Mortgage (principal + interest) | −$2,514 |
| PMI | −$236 |
| Cash flow | −$1,455 |
| Principal paid down (equity, not cash) | $320 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,054 |
| Mortgage (principal + interest) | −$2,514 |
| PMI | −$236 |
| Cash flow | −$1,696 |
| Principal paid down (equity, not cash) | $320 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,295 |
| Mortgage (principal + interest) | −$2,454 |
| PMI | −$231 |
| Cash flow | −$1,390 |
| Principal paid down (equity, not cash) | $312 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,054 |
| Mortgage (principal + interest) | −$2,454 |
| PMI | −$231 |
| Cash flow | −$1,631 |
| Principal paid down (equity, not cash) | $312 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,295 |
| Mortgage (principal + interest) | −$2,235 |
| Cash flow | −$940 |
| Principal paid down (equity, not cash) | $284 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,054 |
| Mortgage (principal + interest) | −$2,235 |
| Cash flow | −$1,181 |
| Principal paid down (equity, not cash) | $284 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,295 |
| Mortgage (principal + interest) | −$2,182 |
| Cash flow | −$886 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,054 |
| Mortgage (principal + interest) | −$2,182 |
| Cash flow | −$1,128 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,295 |
| Mortgage (principal + interest) | −$2,095 |
| Cash flow | −$800 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,054 |
| Mortgage (principal + interest) | −$2,095 |
| Cash flow | −$1,041 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,295 |
| Mortgage (principal + interest) | −$2,045 |
| Cash flow | −$750 |
| Principal paid down (equity, not cash) | $260 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Listing | −$507 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,054 |
| Mortgage (principal + interest) | −$2,045 |
| Cash flow | −$991 |
| Principal paid down (equity, not cash) | $260 |
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
- $958,056
- Rental profits, invested at 7%
- $5,487
Sells for $1,019,208 (value up 3% a year), minus 6% selling cost ($61,152). Rent paid down $377,910 of loan.
$5,210 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,530
- Monthly shortfalls, invested
- $999,353
$54,587 put into an index fund instead of the down payment and closing costs.
$227,321 you'd have paid in while the building lost money, invested instead.
Stocks come out $451,341 ahead after 30 years.
- Your equity when you sell
- $958,056
- Rental profits, invested at 7%
- $0
Sells for $1,019,208 (value up 3% a year), minus 6% selling cost ($61,152). Rent paid down $377,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,530
- Monthly shortfalls, invested
- $1,368,912
$54,587 put into an index fund instead of the down payment and closing costs.
$359,761 you'd have paid in while the building lost money, invested instead.
Stocks come out $826,387 ahead after 30 years.
- Your equity when you sell
- $935,239
- Rental profits, invested at 7%
- $8,793
Sells for $994,935 (value up 3% a year), minus 6% selling cost ($59,696). Rent paid down $368,910 of loan.
$8,173 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $405,634
- Monthly shortfalls, invested
- $933,046
$53,287 put into an index fund instead of the down payment and closing costs.
$208,458 you'd have paid in while the building lost money, invested instead.
Stocks come out $394,648 ahead after 30 years.
- Your equity when you sell
- $935,239
- Rental profits, invested at 7%
- $0
Sells for $994,935 (value up 3% a year), minus 6% selling cost ($59,696). Rent paid down $368,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $405,634
- Monthly shortfalls, invested
- $1,299,299
$53,287 put into an index fund instead of the down payment and closing costs.
$337,936 you'd have paid in while the building lost money, invested instead.
Stocks come out $769,694 ahead after 30 years.
- Your equity when you sell
- $958,056
- Rental profits, invested at 7%
- $29,529
Sells for $1,019,208 (value up 3% a year), minus 6% selling cost ($61,152). Rent paid down $335,920 of loan.
$25,157 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,169
- Monthly shortfalls, invested
- $633,650
$96,577 put into an index fund instead of the down payment and closing costs.
$135,360 you'd have paid in while the building lost money, invested instead.
Stocks come out $381,235 ahead after 30 years.
- Your equity when you sell
- $958,056
- Rental profits, invested at 7%
- $0
Sells for $1,019,208 (value up 3% a year), minus 6% selling cost ($61,152). Rent paid down $335,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,169
- Monthly shortfalls, invested
- $979,167
$96,577 put into an index fund instead of the down payment and closing costs.
$247,854 you'd have paid in while the building lost money, invested instead.
Stocks come out $756,281 ahead after 30 years.
- Your equity when you sell
- $935,239
- Rental profits, invested at 7%
- $36,967
Sells for $994,935 (value up 3% a year), minus 6% selling cost ($59,696). Rent paid down $327,920 of loan.
$30,782 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $717,661
- Monthly shortfalls, invested
- $580,757
$94,277 put into an index fund instead of the down payment and closing costs.
$121,825 you'd have paid in while the building lost money, invested instead.
Stocks come out $326,212 ahead after 30 years.
- Your equity when you sell
- $935,239
- Rental profits, invested at 7%
- $0
Sells for $994,935 (value up 3% a year), minus 6% selling cost ($59,696). Rent paid down $327,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $717,661
- Monthly shortfalls, invested
- $918,836
$94,277 put into an index fund instead of the down payment and closing costs.
$228,694 you'd have paid in while the building lost money, invested instead.
Stocks come out $701,258 ahead after 30 years.
- Your equity when you sell
- $958,056
- Rental profits, invested at 7%
- $51,468
Sells for $1,019,208 (value up 3% a year), minus 6% selling cost ($61,152). Rent paid down $314,925 of loan.
$41,231 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $894,988
- Monthly shortfalls, invested
- $497,258
$117,572 put into an index fund instead of the down payment and closing costs.
$101,150 you'd have paid in while the building lost money, invested instead.
Stocks come out $382,723 ahead after 30 years.
- Your equity when you sell
- $958,056
- Rental profits, invested at 7%
- $813
Sells for $1,019,208 (value up 3% a year), minus 6% selling cost ($61,152). Rent paid down $314,925 of loan.
$807 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $894,988
- Monthly shortfalls, invested
- $821,649
$117,572 put into an index fund instead of the down payment and closing costs.
$198,376 you'd have paid in while the building lost money, invested instead.
Stocks come out $757,769 ahead after 30 years.
- Your equity when you sell
- $935,239
- Rental profits, invested at 7%
- $61,317
Sells for $994,935 (value up 3% a year), minus 6% selling cost ($59,696). Rent paid down $307,425 of loan.
$48,007 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $873,674
- Monthly shortfalls, invested
- $450,546
$114,772 put into an index fund instead of the down payment and closing costs.
$89,962 you'd have paid in while the building lost money, invested instead.
Stocks come out $327,664 ahead after 30 years.
- Your equity when you sell
- $935,239
- Rental profits, invested at 7%
- $2,165
Sells for $994,935 (value up 3% a year), minus 6% selling cost ($59,696). Rent paid down $307,425 of loan.
$2,102 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $873,674
- Monthly shortfalls, invested
- $766,440
$114,772 put into an index fund instead of the down payment and closing costs.
$181,708 you'd have paid in while the building lost money, invested instead.
Stocks come out $702,710 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 $964K, stocks $1.41M. Stocks win.
Year 30 (loan paid off): property $958K, stocks $1.78M. Stocks win.
Year 30 (loan paid off): property $944K, stocks $1.34M. Stocks win.
Year 30 (loan paid off): property $935K, stocks $1.70M. Stocks win.
Year 30 (loan paid off): property $988K, stocks $1.37M. Stocks win.
Year 30 (loan paid off): property $958K, stocks $1.71M. Stocks win.
Year 30 (loan paid off): property $972K, stocks $1.30M. Stocks win.
Year 30 (loan paid off): property $935K, stocks $1.64M. Stocks win.
Year 30 (loan paid off): property $1.01M, stocks $1.39M. Stocks win.
Year 30 (loan paid off): property $959K, stocks $1.72M. Stocks win.
Year 30 (loan paid off): property $997K, stocks $1.32M. Stocks win.
Year 30 (loan paid off): property $937K, stocks $1.64M. Stocks win.
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.
2 bed estimate $1,425/mo · range $1,275–$1,525 · 14 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 6616 88th Ave N, Maple Grove | $1,700 | 2 / 1 | 0.7 mi |
| 17-33 7th Ave SE, Osseo | $1,450 | 2 / 1 | 0.8 mi |
| 308 Second St SE, Osseo | $1,329 | 2 / 1 | 1.0 mi |
| 600 N Oaks Dr, Osseo | $1,200 | 2 / 1 | 1.2 mi |
| 620 6th Ave NE, Osseo | $1,498 | 2 / 1 | 1.2 mi |
| 8304 Zane Ave N Unit 8304-311, Brooklyn Park | $1,225 | 2 / 1 | 1.2 mi |
| 8300 Zane Ave N Unit 8300-107, Brooklyn Park | $1,285 | 2 / 1 | 1.2 mi |
| 8308 Zane Ave N Unit 8308-307, Brooklyn Park | $1,225 | 2 / 1 | 1.2 mi |
| 8316 Zane Ave N Unit 8316-210, Brooklyn Park | $1,225 | 2 / 1 | 1.2 mi |
| 8104 Zane Ave N, Brooklyn Park | $1,395 | 2 / 1 | 1.2 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
- highNo rents or expenses given despite 'nice cash flow' claim; our numbers show negative cash flow Listing says: Nice cash flow property with one on a term lease and another long term tenant on month to month agreement. · 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 8446 SUMTER CIR N
- mediumAsking is $176,558 above the price where cash flow breaks even ($243,342) at the default scenario. Based on: Derived: price $419,900 vs. break-even $243,342
- mediumLeft unit looks mostly original and heavily lived in, so expect more work at turnover Based on: photo 10 · AI review
- lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "term lease and another long term tenant on month to month agreement. Fenced yard with private decks on each"
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 153 days on market
- Owner-occupy one side if a tenant doesn't renew, which lowers your net housing cost Listing says: You could owner occupy with a non renew of either tenant. · AI review
- Refresh the left unit to close the gap to the updated right unit and support rents Listing says: Left unit has new flooring in lower level. · AI review
- 153 days on market gives negotiating room Based on: data: listing.days_on_market · AI review
Questions for the agent
- What are the current rents and lease end dates for each side?
- Who pays heat, water, electric and trash, and are the meters separate?
- What are the actual annual taxes and is the property licensed as a duplex?
- How old are the roof, furnaces and water heaters?
- Why has it sat 153 days and have there been offers?
- Is the tenant on the term lease staying, and when does it end?
Bottom line
At $419,900 this duplex loses about $940 a month on our numbers, so it only works at a much lower price or as an owner-occupied buy. 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. | $6,081 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,293 |
| 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 2026-05-05 (153 days); last sold for $95,000 on 1999-12-10.
| Date | Event | Price |
|---|---|---|
| Removed | $389,900 | |
| Listed | $419,900 | |
| Sold public record | $95,000 | |
| Sold public record | $85,500 |
From the listing Listing
| Listed as | duplex other |
| Property tax, 2025 | $6,081 |
| County | Hennepin |
| Parcel number | 2011921220039 |
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 Park on rental licensing before you buy.