Minneapolis › Como

921 Weeks Ave SE

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,288 sq ft

Minneapolis, MN · Como · View the listing ↗

Far off

25 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $425,000
Monthly cash flow: −$936
Estimated rent: $3,000/mo
Break-even price: $249,093

Adjust the numbers See the full breakdown

From the listing

This well-maintained up-and-down duplex features two spacious units, each offering 2 beds and 1 bathroom, making it an attractive option for tenants and homeowners alike. Both units are currently rented, providing immediate rental income from day one. The property also includes a detached two-car garage and an additional driveway, offering ample off-street parking for residents. Ideally situated within walking distance of the University of Minnesota, this property is surrounded by popular coffee shops, local restaurants, parks, and all the conveniences of city living. Looking to maximize your investment? The unfinished basement presents the potential to add a third unit (subject to city approval and permitting), creating an opportunity to increase future rental income. Whether you're an investor seeking a cash-flowing property with upside potential or an owner-occupant looking to offset your mortgage with rental income, this duplex checks all the boxes.

Listing courtesy of Exp Realty - Broker (Corey Brenner). Description from Realtor.com, MLS #7098486. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

At $425K this duplex does not work at today's rates. Our model shows about -$936 a month with 20% down and a 3.7% cap rate, and break-even is near $249K, so the gap is huge. The listing gives no rents, no lease terms and no repair history beyond calling it well-maintained, so get the rent roll first. Two 2-bed units near the U of M should rent around $1,500 each by our estimate, and that is far short of supporting this price. It only makes sense for an owner-occupant who accepts a big monthly cost, or if the price drops a lot. The basement third-unit idea is speculative and needs city approval.

Things to consider

Price is far above what rents support The model shows about -$936 a month and a 3.7% cap rate. The price would need to fall by roughly 41% to break even.
Rents are unverified Without a rent roll and leases you can't confirm income. Our estimate is about $1,500 per unit, which is modest against this price.
Property taxes are heavy Investors pay the non-homestead bill, and about $7,000 a year takes a large share of what two 2-beds earn.
Units look unevenly updated One unit has newer flooring while the other has older cabinets and appliances. Budget for refreshes at turnover.From photo 10
Basement unit is only an idea It needs city approval, permits and likely egress and ceiling height checks, and the cost could be high. Don't pay for it now.Listing says: “The unfinished basement presents the potential to add a third unit (subject to city approval and permitting)”

From the photos

Based on 10 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: $425,000
Cash to close: $97,750
Price per unit: $212,500
GRM: 11.8

Each month

Cash flow: −$936/mo
Cash-on-cash: −11.5%
Cap rate: 3.7%
DSCR: 0.59×

Break-even

Price that breaks even: $249,093
Rent that breaks even: $4,200/mo

Long run

Year 30: property vs stocks: $1.00M vs $1.37M
Cash flow turns positive: year 22

Monthly

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$587
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,326
Mortgage (principal + interest)	−$2,262
Cash flow	−$936
Principal paid down (equity, not cash)	$288

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$1,000,946

Your equity when you sell: $969,692
Rental profits, invested at 7%: $31,255

Same money in stocks$1,370,582

Cash to close, invested at 7%: $744,098
Monthly shortfalls, invested: $626,484

Stocks come out $369,636 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 $1.00M, stocks $1.37M. 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 $1,500/mo · range $1,350–$1,700 · 22 rentals within 1.5 mi

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

highNo rents or lease terms disclosed; income is unverified Listing says: Both units are currently rented, providing immediate rental income from day one. · AI review
mediumAsking is $175,907 above the price where cash flow breaks even ($249,093) at the default scenario. Based on: Derived: price $425,000 vs. break-even $249,093
mediumTaxes are high at the non-homestead rate relative to likely rents Based on: data: county.tax · AI review
lowKitchen in one unit looks dated, and the appliances look older Based on: photo 10 · AI review
low81 days on market suggests the price is not being met by buyers Based on: data: listing.days_on_market · AI review

Opportunities

Unfinished basement might become a third unit, but only with city approval, egress and permits Listing says: The unfinished basement presents the potential to add a third unit (subject to city approval and permitting) · AI review
Walkable to the University of Minnesota supports steady student and staff demand Listing says: Ideally situated within walking distance of the University of Minnesota · AI review
Minneapolis has no rent cap, so rents can move with the market Based on: data: underwriting.rent_rule · AI review
Detached garage plus driveway gives off-street parking, which helps rents Listing says: The property also includes a detached two-car garage and an additional driveway · AI review

Questions for the agent

What are the current rents, lease end dates and security deposits for each unit?
What did the owner pay for taxes, insurance, water, trash and repairs over the last 12 months?
Who pays heat, and how many furnaces, meters and water heaters are there?
What are the ages of the roof, furnace, water heater and windows?
Has the city said anything about a basement unit, and is the basement dry with egress?
Why has it sat 81 days, and is the seller open to a significant cut?

Bottom line

Two decent 2-beds near the U, but $425K is well above what the rents support, so only worth a look at a much lower price. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)	$7,039
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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 2026-07-13 (84 days); last sold for $213,000 on 2008-06-02; listed for rent at $1,400/mo on 2025-12-23.

Date	Event	Price
2026-07-13	Listed	$425,000
2025-12-26	Removed	—
2025-12-23	Listed for rent	$1,400/mo
2008-06-02	Sold public record	$213,000
2005-09-20	Sold public record	$324,000
2003-09-02	Sold public record	$294,000
1995-12-22	Sold public record	$118,900
1991-11-07	Sold public record	$94,000

County record Public record

Recorded as	duplex
Living units	2
Year built	1969
Market value (2026)	$370,600
Property tax	$7,039
Special assessments	none
Homestead	no
Last sale	2008-05-01 · $213,000

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 280, about 1112 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).