Minneapolis › Como

921 27th Ave SE

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,872 sq ft

Minneapolis, MN · Como · View the listing ↗

Cash flows

28 photos

Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.

Asking price: $259,900
Monthly cash flow: $80
Estimated rent: $2,950/mo
Break-even price: $274,878

Adjust the numbers See the full breakdown

First look

This is a thin listing: two sentences, no rents, no lease status, no utilities. Our numbers say it modestly cash flows at ask. Cash flow is about $80 a month at 20% down, the cap rate is 6.8%, and our break-even price is about $274,900, roughly $15,000 above the $259,900 ask. It has sat 83 days, so there is room to push on price. Photos show dated carpet and kitchens that look old, and a window AC unit rather than central air. Before a showing, confirm the rental license status, the heat setup (county says gravity), and whether the units are occupied.

Things to consider

Price leaves little margin Our underwriting shows only about $80 a month in cash flow at ask and a break-even price about $15,000 above it. You would be paying for the location, with a thin income cushion.
Income is unknown With no rents or lease info, our estimate of about $1,475 per 2-bed is the only guide. Verify actual rents and occupancy before any offer.
Rental license is not on file An unlicensed building may need inspection and repairs before it can be legally rented, adding cost and delay.
Condition and updates are a question mark The seller says it needs work, and the photos show dated finishes and worn carpet. Budget for turnover and an inspection of the systems.Listing says: “Needs a little love, but great bones and location”
Seller has very low basis and the listing is stale Bought in 1990 for $78,000 and listed for 83 days, so the seller may accept a meaningful cut.

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

neededGeneral cosmetic/repair work needed, scope unspecifiedListing says: Needs a little love, but great bones and location

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: $259,900
Cash to close: $59,777
Price per unit: $129,950
GRM: 7.3

Each month

Cash flow: $80/mo
Cash-on-cash: 1.6%
Cap rate: 6.8%
DSCR: 1.06×

Break-even

Price that breaks even: $274,878
Rent that breaks even: $2,846/mo

Long run

Year 30: property vs stocks: $1.23M vs $455K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,950
Vacancy (6%)	−$177
Collected	$2,773
Property tax Listing	−$371
Insurance Estimate	−$208
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$236
Capital reserve (9% of rent)	−$266
Net operating income	$1,463
Mortgage (principal + interest)	−$1,383
Cash flow	$80
Principal paid down (equity, not cash)	$176

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$1,226,254

Your equity when you sell: $592,995
Rental profits, invested at 7%: $633,259

Same money in stocks$455,038

Cash to close, invested at 7%: $455,038

The building comes out $771,216 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 $1.23M, stocks $455K. 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.

2 bed estimate $1,475/mo · range $1,325–$1,700 · 18 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1365 Eustis St, Saint Paul	$1,369	2 / 1	804	0.7 mi	2026-08-31	Apartment
1099 15th Ave SE, Minneapolis	$1,300	2 / 1	—	0.8 mi	2024-07-26	Apartment
1034 14th Ave SE Unit 2, Minneapolis	$1,650	2 / 1	975	0.8 mi	—	Apartment
1611 Pleasant St, Lauderdale	$1,600	2 / 1	925	0.8 mi	2025-04-01	Apartment
1622 Carl St, Lauderdale	$1,270	2 / 1	928	0.8 mi	2025-01-03	Apartment
1313 Como Ave SE Apt 103, Minneapolis	$1,645	2 / 1	1,100	0.8 mi	2025-12-03	Apartment
919 12th Ave SE, Minneapolis	$1,200	2 / 1	—	0.9 mi	2026-07-13	Apartment
1082 11th Ave SE, Minneapolis	$1,100	2 / 1	—	1.0 mi	2025-10-10	Apartment
1409 5th St SE, Minneapolis	$1,500	2 / 1	900	1.0 mi	2026-09-28	Apartment
1004 7th St SE, Minneapolis	$1,600	2 / 1	—	1.1 mi	2026-06-26	Apartment

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 921 27TH AVE S E
mediumGravity heat is very old technology; confirm if each unit has its own furnace and its condition Based on: data: county.heat_type · AI review
mediumDescription gives no rents, lease status, occupancy or expenses, so income is unverified Listing says: Great investment opportunity on this duplex located close to the University. · AI review
lowWorn carpet, stains and dated finishes suggest turnover work is needed before renting Based on: photo 9 · AI review

Opportunities

The seller bought for $78,000 in Jan 1990, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1902923130030: last sale 1990-01-01, $78,000
Student/university rental demand nearby could support rents once units are refreshed Listing says: located close to the University · AI review
Price negotiation room: 83 days on market and our break-even is well under ask Based on: data: underwriting.break_even_price · AI review
No rent cap in Minneapolis, so rents can follow the market after a refresh Based on: data: underwriting.rent_rule · AI review

Questions for the agent

Are the units occupied? If so, what are the rents, lease terms and deposits?
Is the building licensed as a rental, and when was the last city inspection?
What is the heating setup? Separate furnaces per unit, and how old are they?
What are the ages of the roof, electrical panel and water heaters?
What did the seller pay in utilities last year, and who pays what?
Why has it been on the market 83 days, and have there been price cuts or offers?

Bottom line

A cosmetic-fixer duplex near the U that only barely cash flows at $259,900; any repair costs or rent shortfall push it negative, and it only works if the rental license and heat check out. 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.	$4,447
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,495
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. built 1910: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-07-11 (86 days); down $30,000 (10.3%) from the first ask of $289,900.

Date	Event	Price
2026-09-21	Price changed	$259,900
2026-08-26	Price changed	$269,900
2026-07-30	Price changed	$279,900
2026-07-11	Listed	$289,900

County record Public record

Recorded as	duplex
Living units	2
Year built	1910
Market value (2026)	$304,600
Property tax	$4,447
Special assessments	none
Homestead	no
Last sale	1990-01-01 · $78,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

MN 280, about 908 m away.

Crime in Como

409 incidents in the last 12 months (60 per 1,000 residents), +30% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).