8704 Bass Creek Ave N
Duplex · 2 units: 3 bed / 2 bath ×2 unit split estimated · 3,688 sq ft
Brooklyn Park, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $519,999 2 units · $260K per unit
- Monthly cash flow
- −$890 at 20% down, 7%
- Estimated rent
- $3,700/mo medium confidence
- Break-even price
- $352,690 where cash flow hits $0
First look
This is a 1979 side-by-side duplex with three beds and two baths per side, listed at $519,999 after 157 days. At that price our underwriting shows about -$890 a month and a 4.33% cap rate, and break-even is near $352,690. That is a big gap, so the price has to come down a long way before it works. The listing gives no rents, no lease status, no taxes and no utility info, so ask for the rent roll and 12 months of expenses first. The photos show dated but livable finishes, which suggests a modest refresh rather than a gut job. It's only worth a showing if the seller will negotiate hard toward the low $300Ks.
Things to consider
- Price far above what rents support At ask the deal loses about $890 a month and break-even is roughly $167K lower. Don't count on rent growth to close that gap.
- Rents and income are unverified Our estimate is $1,850 a unit, but the listing gives no actual rents or leases. Real rents could be higher or lower.
- Taxes and unit count are unconfirmed No county parcel match means the tax bill is a guess and the property may not be licensed as a duplex. Taxes can change the cash flow a lot.
- Dated interiors may need a refresh before top rents Original-looking kitchens and flooring could hold rents near the low end of the estimate unless you spend on updates.From photo 4
- Walk-out lower levels need a legality and moisture check Finished lower-level bedrooms need proper egress, and walk-outs can bring water issues. This affects the usable bedroom count.Listing says: “Lower level has walk out.”
- 157 days on market gives negotiating leverage A long listing time suggests the price is not meeting the market. Offers well below ask are reasonable to test.
From the photos
Based on 8 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
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
- $519,999
- Cash to close
- $67,600
- Price per unit
- $260,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,529/mo
- Cash-on-cash
- −27.1%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $286,581
- Rent that breaks even
- $5,660/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $1.38M
- Cash flow turns positive
- year 20
The deal
- Price
- $519,999
- Cash to close
- $67,600
- Price per unit
- $260,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,842/mo
- Cash-on-cash
- −32.7%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $238,793
- Rent that breaks even
- $6,349/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $1.80M
- Cash flow turns positive
- year 28
The deal
- Price
- $509,999
- Cash to close
- $66,300
- Price per unit
- $255,000
- GRM
- 11.5
Each month
- Cash flow
- −$1,463/mo
- Cash-on-cash
- −26.5%
- Cap rate
- 4.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $286,581
- Rent that breaks even
- $5,576/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $1.31M
- Cash flow turns positive
- year 20
The deal
- Price
- $509,999
- Cash to close
- $66,300
- Price per unit
- $255,000
- GRM
- 11.5
Each month
- Cash flow
- −$1,776/mo
- Cash-on-cash
- −32.2%
- Cap rate
- 3.7%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $238,793
- Rent that breaks even
- $6,255/mo
Long run
- Year 30: property vs stocks
- $1.17M vs $1.72M
- Cash flow turns positive
- year 27
The deal
- Price
- $519,999
- Cash to close
- $119,600
- Price per unit
- $260,000
- GRM
- 11.7
Each month
- Cash flow
- −$890/mo
- Cash-on-cash
- −8.9%
- Cap rate
- 4.3%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $352,690
- Rent that breaks even
- $4,842/mo
Long run
- Year 30: property vs stocks
- $1.34M vs $1.38M
- Cash flow turns positive
- year 16
The deal
- Price
- $519,999
- Cash to close
- $119,600
- Price per unit
- $260,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,204/mo
- Cash-on-cash
- −12.1%
- Cap rate
- 3.6%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $293,879
- Rent that breaks even
- $5,431/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $1.74M
- Cash flow turns positive
- year 23
The deal
- Price
- $509,999
- Cash to close
- $117,300
- Price per unit
- $255,000
- GRM
- 11.5
Each month
- Cash flow
- −$837/mo
- Cash-on-cash
- −8.6%
- Cap rate
- 4.4%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $352,690
- Rent that breaks even
- $4,773/mo
Long run
- Year 30: property vs stocks
- $1.34M vs $1.32M
- Cash flow turns positive
- year 15
The deal
- Price
- $509,999
- Cash to close
- $117,300
- Price per unit
- $255,000
- GRM
- 11.5
Each month
- Cash flow
- −$1,150/mo
- Cash-on-cash
- −11.8%
- Cap rate
- 3.7%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $293,879
- Rent that breaks even
- $5,354/mo
Long run
- Year 30: property vs stocks
- $1.20M vs $1.67M
- Cash flow turns positive
- year 23
The deal
- Price
- $519,999
- Cash to close
- $145,600
- Price per unit
- $260,000
- GRM
- 11.7
Each month
- Cash flow
- −$718/mo
- Cash-on-cash
- −5.9%
- Cap rate
- 4.3%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $376,203
- Rent that breaks even
- $4,620/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $1.44M
- Cash flow turns positive
- year 14
The deal
- Price
- $519,999
- Cash to close
- $145,600
- Price per unit
- $260,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,031/mo
- Cash-on-cash
- −8.5%
- Cap rate
- 3.6%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $313,471
- Rent that breaks even
- $5,182/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $1.76M
- Cash flow turns positive
- year 21
The deal
- Price
- $509,999
- Cash to close
- $142,800
- Price per unit
- $255,000
- GRM
- 11.5
Each month
- Cash flow
- −$668/mo
- Cash-on-cash
- −5.6%
- Cap rate
- 4.4%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $376,203
- Rent that breaks even
- $4,556/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $1.38M
- Cash flow turns positive
- year 13
The deal
- Price
- $509,999
- Cash to close
- $142,800
- Price per unit
- $255,000
- GRM
- 11.5
Each month
- Cash flow
- −$981/mo
- Cash-on-cash
- −8.2%
- Cap rate
- 3.7%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $313,471
- Rent that breaks even
- $5,110/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $1.70M
- Cash flow turns positive
- year 20
Monthly
Monthly breakdown
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Net operating income | $1,877 |
| Mortgage (principal + interest) | −$3,114 |
| PMI | −$292 |
| Cash flow | −$1,529 |
| Principal paid down (equity, not cash) | $396 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Property management | −$313 |
| Net operating income | $1,564 |
| Mortgage (principal + interest) | −$3,114 |
| PMI | −$292 |
| Cash flow | −$1,842 |
| Principal paid down (equity, not cash) | $396 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Net operating income | $1,877 |
| Mortgage (principal + interest) | −$3,054 |
| PMI | −$287 |
| Cash flow | −$1,463 |
| Principal paid down (equity, not cash) | $389 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Property management | −$313 |
| Net operating income | $1,564 |
| Mortgage (principal + interest) | −$3,054 |
| PMI | −$287 |
| Cash flow | −$1,776 |
| Principal paid down (equity, not cash) | $389 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Net operating income | $1,877 |
| Mortgage (principal + interest) | −$2,768 |
| Cash flow | −$890 |
| Principal paid down (equity, not cash) | $352 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Property management | −$313 |
| Net operating income | $1,564 |
| Mortgage (principal + interest) | −$2,768 |
| Cash flow | −$1,204 |
| Principal paid down (equity, not cash) | $352 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Net operating income | $1,877 |
| Mortgage (principal + interest) | −$2,714 |
| Cash flow | −$837 |
| Principal paid down (equity, not cash) | $345 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Property management | −$313 |
| Net operating income | $1,564 |
| Mortgage (principal + interest) | −$2,714 |
| Cash flow | −$1,150 |
| Principal paid down (equity, not cash) | $345 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Net operating income | $1,877 |
| Mortgage (principal + interest) | −$2,595 |
| Cash flow | −$718 |
| Principal paid down (equity, not cash) | $330 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Property management | −$313 |
| Net operating income | $1,564 |
| Mortgage (principal + interest) | −$2,595 |
| Cash flow | −$1,031 |
| Principal paid down (equity, not cash) | $330 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Net operating income | $1,877 |
| Mortgage (principal + interest) | −$2,545 |
| Cash flow | −$668 |
| Principal paid down (equity, not cash) | $324 |
| Rent | $3,700 |
| Vacancy (6%) | −$222 |
| Collected | $3,478 |
| Property tax Listing | −$552 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$296 |
| Capital reserve (8% of rent) | −$296 |
| Property management | −$313 |
| Net operating income | $1,564 |
| Mortgage (principal + interest) | −$2,545 |
| Cash flow | −$981 |
| Principal paid down (equity, not cash) | $324 |
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
- $1,186,444
- Rental profits, invested at 7%
- $75,480
Sells for $1,262,174 (value up 3% a year), minus 6% selling cost ($75,730). Rent paid down $467,999 of loan.
$60,924 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $514,587
- Monthly shortfalls, invested
- $868,325
$67,600 put into an index fund instead of the down payment and closing costs.
$173,176 you'd have paid in while the building lost money, invested instead.
Stocks come out $120,989 ahead after 30 years.
- Your equity when you sell
- $1,186,444
- Rental profits, invested at 7%
- $4,892
Sells for $1,262,174 (value up 3% a year), minus 6% selling cost ($75,730). Rent paid down $467,999 of loan.
$4,699 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $514,587
- Monthly shortfalls, invested
- $1,284,638
$67,600 put into an index fund instead of the down payment and closing costs.
$295,656 you'd have paid in while the building lost money, invested instead.
Stocks come out $607,891 ahead after 30 years.
- Your equity when you sell
- $1,163,627
- Rental profits, invested at 7%
- $86,821
Sells for $1,237,901 (value up 3% a year), minus 6% selling cost ($74,274). Rent paid down $458,999 of loan.
$68,828 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $504,692
- Monthly shortfalls, invested
- $810,053
$66,300 put into an index fund instead of the down payment and closing costs.
$159,254 you'd have paid in while the building lost money, invested instead.
Stocks come out $64,296 ahead after 30 years.
- Your equity when you sell
- $1,163,627
- Rental profits, invested at 7%
- $7,607
Sells for $1,237,901 (value up 3% a year), minus 6% selling cost ($74,274). Rent paid down $458,999 of loan.
$7,186 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $504,692
- Monthly shortfalls, invested
- $1,217,741
$66,300 put into an index fund instead of the down payment and closing costs.
$276,316 you'd have paid in while the building lost money, invested instead.
Stocks come out $551,198 ahead after 30 years.
- Your equity when you sell
- $1,186,444
- Rental profits, invested at 7%
- $157,549
Sells for $1,262,174 (value up 3% a year), minus 6% selling cost ($75,730). Rent paid down $415,999 of loan.
$113,986 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $910,424
- Monthly shortfalls, invested
- $467,739
$119,600 put into an index fund instead of the down payment and closing costs.
$87,653 you'd have paid in while the building lost money, invested instead.
Stocks come out $34,171 ahead after 30 years.
- Your equity when you sell
- $1,186,444
- Rental profits, invested at 7%
- $30,991
Sells for $1,262,174 (value up 3% a year), minus 6% selling cost ($75,730). Rent paid down $415,999 of loan.
$26,816 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $910,424
- Monthly shortfalls, invested
- $828,083
$119,600 put into an index fund instead of the down payment and closing costs.
$179,188 you'd have paid in while the building lost money, invested instead.
Stocks come out $521,072 ahead after 30 years.
- Your equity when you sell
- $1,163,627
- Rental profits, invested at 7%
- $174,191
Sells for $1,237,901 (value up 3% a year), minus 6% selling cost ($74,274). Rent paid down $407,999 of loan.
$123,781 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $892,916
- Monthly shortfalls, invested
- $424,050
$117,300 put into an index fund instead of the down payment and closing costs.
$78,288 you'd have paid in while the building lost money, invested instead.
The building comes out $20,853 ahead after 30 years.
- Your equity when you sell
- $1,163,627
- Rental profits, invested at 7%
- $37,544
Sells for $1,237,901 (value up 3% a year), minus 6% selling cost ($74,274). Rent paid down $407,999 of loan.
$31,925 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $892,916
- Monthly shortfalls, invested
- $774,305
$117,300 put into an index fund instead of the down payment and closing costs.
$165,137 you'd have paid in while the building lost money, invested instead.
Stocks come out $466,049 ahead after 30 years.
- Your equity when you sell
- $1,186,444
- Rental profits, invested at 7%
- $216,597
Sells for $1,262,174 (value up 3% a year), minus 6% selling cost ($75,730). Rent paid down $389,999 of loan.
$147,563 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,108,342
- Monthly shortfalls, invested
- $330,711
$145,600 put into an index fund instead of the down payment and closing costs.
$58,958 you'd have paid in while the building lost money, invested instead.
Stocks come out $36,013 ahead after 30 years.
- Your equity when you sell
- $1,186,444
- Rental profits, invested at 7%
- $55,637
Sells for $1,262,174 (value up 3% a year), minus 6% selling cost ($75,730). Rent paid down $389,999 of loan.
$45,333 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,108,342
- Monthly shortfalls, invested
- $656,653
$145,600 put into an index fund instead of the down payment and closing costs.
$135,433 you'd have paid in while the building lost money, invested instead.
Stocks come out $522,915 ahead after 30 years.
- Your equity when you sell
- $1,163,627
- Rental profits, invested at 7%
- $236,790
Sells for $1,237,901 (value up 3% a year), minus 6% selling cost ($74,274). Rent paid down $382,499 of loan.
$158,289 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,087,028
- Monthly shortfalls, invested
- $294,343
$142,800 put into an index fund instead of the down payment and closing costs.
$51,721 you'd have paid in while the building lost money, invested instead.
The building comes out $19,046 ahead after 30 years.
- Your equity when you sell
- $1,163,627
- Rental profits, invested at 7%
- $64,558
Sells for $1,237,901 (value up 3% a year), minus 6% selling cost ($74,274). Rent paid down $382,499 of loan.
$51,650 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,087,028
- Monthly shortfalls, invested
- $609,014
$142,800 put into an index fund instead of the down payment and closing costs.
$123,787 you'd have paid in while the building lost money, invested instead.
Stocks come out $467,856 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 $1.26M, stocks $1.38M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $1.80M. Stocks win.
Year 30 (loan paid off): property $1.25M, stocks $1.31M. Stocks win.
Year 30 (loan paid off): property $1.17M, stocks $1.72M. Stocks win.
Year 30 (loan paid off): property $1.34M, stocks $1.38M. Stocks win.
Year 30 (loan paid off): property $1.22M, stocks $1.74M. Stocks win.
Year 30 (loan paid off): property $1.34M, stocks $1.32M. The property wins.
Year 30 (loan paid off): property $1.20M, stocks $1.67M. Stocks win.
Year 30 (loan paid off): property $1.40M, stocks $1.44M. Stocks win.
Year 30 (loan paid off): property $1.24M, stocks $1.76M. Stocks win.
Year 30 (loan paid off): property $1.40M, stocks $1.38M. The property wins.
Year 30 (loan paid off): property $1.23M, stocks $1.70M. 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 $1,850/mo · range $1,500–$2,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 7300 Bass Lake Rd, New, Hope 55428 | $1,379 | 3 / 2 | 1.3 mi | 85% |
| 7349 62nd Ave N, New, Hope 55428 off market | $1,695 | 3 / 1.5 | 0.8 mi | 81% |
| 7345 62nd Ave N, New, Hope 55428 off market | $1,750 | 3 / 1.5 | 0.8 mi | 81% |
| 7335 62nd Ave N, New, Hope 55428 off market | $1,750 | 3 / 1.5 | 0.9 mi | 81% |
| 7333 62nd Ave N, New, Hope 55428 off market | $1,695 | 3 / 1.5 | 0.9 mi | 81% |
| 7508 7532 68th Ave N, Brooklyn Park 55428 | $1,595 | 2 / 1 | 1.0 mi | 78% |
| 5910 W Broadway Ave, Apt 5, Minneapolis 55428 off market | $1,045 | 2 / 1 | 1.2 mi | 78% |
| 5910 W Broadway Ave, Apt 10, Minneapolis 55428 off market | $1,095 | 2 / 1 | 1.2 mi | 78% |
| 7425 Kentucky Ave N, Brooklyn Park 55428 off market | $2,295 | 4 / 2 | 1.7 mi | 76% |
| 8016/8020 Zane Ave N, Brooklyn Park 55443 | $2,200 | 4 / 1.5 | 2.8 mi | 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 terms or occupancy given for a listing pitched as an investment Listing says: Excellent investment opportunity. · 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 8704 BASS CREEK AVE N
- mediumAsking is $167,309 above the price where cash flow breaks even ($352,690) at the default scenario. Based on: Derived: price $519,999 vs. break-even $352,690
- mediumFurnace, water heater and panel are not described, and each unit's heating setup is unknown Based on: photo 8 · AI review
- mediumWalk-out lower level with a sliding door in a below-grade-feeling unit: check egress, moisture and whether the lower bedrooms are legal Listing says: Lower level has walk out. · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 157 days on market
- Price is well above break-even and the listing is 157 days old, so there is room to negotiate Based on: data: listing.days_on_market · AI review
- Rents are uncapped, so they can move to market after turnover or a light refresh Based on: data: underwriting.rent_rule · AI review
- Large 3-bed/2-bath units on a .28 acre lot with a fenced yard should appeal to family tenants Listing says: Side-by-side duplex on a .28 acre lot with wood fence. · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- Who pays heat, electric, water and trash, and are there separate meters and furnaces?
- What are the actual property taxes, and is the county record showing this as a two-unit rental?
- Does the city have a rental license on file, and are both lower levels legal bedrooms with egress?
- How old are the roof, furnaces, water heaters and electrical panels?
- Why has it sat 157 days, and have there been price cuts or offers?
Bottom line
Big, livable duplex, but at $520K it loses about $890 a month on our numbers, so it only works at a far lower price. 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. | $6,624 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,722 |
| 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 2026-05-01 (157 days); down $79,901 (13.3%) from the first ask of $599,900.
| Date | Event | Price |
|---|---|---|
| Price changed | $519,999 | |
| Price changed | $529,999 | |
| Price changed | $539,999 | |
| Price changed | $549,900 | |
| Price changed | $574,900 | |
| Listed | $599,900 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2026 | $6,624 |
| County | Hennepin |
| Parcel number | 3111921340119 |
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.