9522 Pleasant Ave S
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,550 sq ft
Bloomington, MN · View the listing ↗
Photos courtesy of Dreamteam of National Realty Guild, via Realtor.com.
- Asking price
- $475,000 2 units · $238K per unit
- Monthly cash flow
- −$1,082 at 20% down, 7%
- Break-even price
- $271,657 where cash flow hits $0
First look
Two 2-bed/1-bath side-by-side units at $475K. Our numbers say it doesn't work at today's rates: about -$1,082/month at 20% down and a 3.7% cap rate. The agent's $1,995-2,250 pitch for the remodeled side is well above our $1,500 estimate, and the other side's rent is not stated. The pitch also says the remodel is 'brand new', but the kitchen photos show laminate counters and older vinyl flooring. Ask for the left tenant's actual rent and lease, plus real tax and expense numbers, since we couldn't match a county parcel. A showing only makes sense if the price drops hard or you want to live in one side.
Things to consider
- Price is far above what rents support Cash flow is about -$1,082/month and break-even price is $272K, so you'd be subsidizing the property at asking.
- Rent projection looks aggressive The agent's $1,995-2,250 is well above our $1,500 estimate for a 2-bed/1-bath, so don't underwrite to it.Listing says: “Should be able to easily get $1995 - 2250/month for it!”
- Left unit is locked in until 2027 You can't reset or raise that rent quickly, and the actual amount is unknown.Listing says: “The tenant on the left side has lived there for 2 years and will be there until 2027.”
- Remodel looks cosmetic Laminate counters and old flooring suggest limited scope; verify mechanicals and permits before paying a remodel premium.From photo 1
- Taxes and unit count unverified We couldn't match a county parcel, so the tax bill and legal duplex status need confirmation; Bloomington taxes could be higher for non-homestead.
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 side (9522) fully remodeledListing says: 9522 (on the right side) was just completely remodeled! Brand new, ready to go
- doneBoth units updatedListing says: Both units have been updated recently and have huge backyards!
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
- $475,000
- Cash to close
- $61,750
- Price per unit
- $237,500
- GRM
- 13.2
Each month
- Cash flow
- −$1,665/mo
- Cash-on-cash
- −32.4%
- Cap rate
- 3.7%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $220,737
- Rent that breaks even
- $5,135/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $1.62M
- Cash flow turns positive
- year 27
The deal
- Price
- $475,000
- Cash to close
- $61,750
- Price per unit
- $237,500
- GRM
- 13.2
Each month
- Cash flow
- −$1,919/mo
- Cash-on-cash
- −37.3%
- Cap rate
- 3.0%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $181,990
- Rent that breaks even
- $5,760/mo
Long run
- Year 30: property vs stocks
- $1.08M vs $2.00M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $465,000
- Cash to close
- $60,450
- Price per unit
- $232,500
- GRM
- 12.9
Each month
- Cash flow
- −$1,600/mo
- Cash-on-cash
- −31.8%
- Cap rate
- 3.7%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $220,737
- Rent that breaks even
- $5,051/mo
Long run
- Year 30: property vs stocks
- $1.07M vs $1.54M
- Cash flow turns positive
- year 26
The deal
- Price
- $465,000
- Cash to close
- $60,450
- Price per unit
- $232,500
- GRM
- 12.9
Each month
- Cash flow
- −$1,854/mo
- Cash-on-cash
- −36.8%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $181,990
- Rent that breaks even
- $5,666/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $1.93M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $475,000
- Cash to close
- $109,250
- Price per unit
- $237,500
- GRM
- 13.2
Each month
- Cash flow
- −$1,082/mo
- Cash-on-cash
- −11.9%
- Cap rate
- 3.7%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $271,657
- Rent that breaks even
- $4,388/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $1.56M
- Cash flow turns positive
- year 23
The deal
- Price
- $475,000
- Cash to close
- $109,250
- Price per unit
- $237,500
- GRM
- 13.2
Each month
- Cash flow
- −$1,336/mo
- Cash-on-cash
- −14.7%
- Cap rate
- 3.0%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $223,972
- Rent that breaks even
- $4,921/mo
Long run
- Year 30: property vs stocks
- $1.08M vs $1.93M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $465,000
- Cash to close
- $106,950
- Price per unit
- $232,500
- GRM
- 12.9
Each month
- Cash flow
- −$1,029/mo
- Cash-on-cash
- −11.5%
- Cap rate
- 3.7%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $271,657
- Rent that breaks even
- $4,319/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.49M
- Cash flow turns positive
- year 22
The deal
- Price
- $465,000
- Cash to close
- $106,950
- Price per unit
- $232,500
- GRM
- 12.9
Each month
- Cash flow
- −$1,283/mo
- Cash-on-cash
- −14.4%
- Cap rate
- 3.1%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $223,972
- Rent that breaks even
- $4,845/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $1.85M
- Cash flow turns positive
- year 30
The deal
- Price
- $475,000
- Cash to close
- $133,000
- Price per unit
- $237,500
- GRM
- 13.2
Each month
- Cash flow
- −$924/mo
- Cash-on-cash
- −8.3%
- Cap rate
- 3.7%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $289,768
- Rent that breaks even
- $4,185/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $1.59M
- Cash flow turns positive
- year 20
The deal
- Price
- $475,000
- Cash to close
- $133,000
- Price per unit
- $237,500
- GRM
- 13.2
Each month
- Cash flow
- −$1,178/mo
- Cash-on-cash
- −10.6%
- Cap rate
- 3.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $238,904
- Rent that breaks even
- $4,694/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $1.93M
- Cash flow turns positive
- year 28
The deal
- Price
- $465,000
- Cash to close
- $130,200
- Price per unit
- $232,500
- GRM
- 12.9
Each month
- Cash flow
- −$874/mo
- Cash-on-cash
- −8.1%
- Cap rate
- 3.7%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $289,768
- Rent that breaks even
- $4,121/mo
Long run
- Year 30: property vs stocks
- $1.13M vs $1.52M
- Cash flow turns positive
- year 19
The deal
- Price
- $465,000
- Cash to close
- $130,200
- Price per unit
- $232,500
- GRM
- 12.9
Each month
- Cash flow
- −$1,128/mo
- Cash-on-cash
- −10.4%
- Cap rate
- 3.1%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $238,904
- Rent that breaks even
- $4,622/mo
Long run
- Year 30: property vs stocks
- $1.07M vs $1.85M
- Cash flow turns positive
- year 28
Monthly
Monthly breakdown
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| 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 | $1,446 |
| Mortgage (principal + interest) | −$2,844 |
| PMI | −$267 |
| Cash flow | −$1,665 |
| Principal paid down (equity, not cash) | $362 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (8% of rent) | −$240 |
| Property management | −$254 |
| Net operating income | $1,192 |
| Mortgage (principal + interest) | −$2,844 |
| PMI | −$267 |
| Cash flow | −$1,919 |
| Principal paid down (equity, not cash) | $362 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| 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 | $1,446 |
| Mortgage (principal + interest) | −$2,784 |
| PMI | −$262 |
| Cash flow | −$1,600 |
| Principal paid down (equity, not cash) | $354 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (8% of rent) | −$240 |
| Property management | −$254 |
| Net operating income | $1,192 |
| Mortgage (principal + interest) | −$2,784 |
| PMI | −$262 |
| Cash flow | −$1,854 |
| Principal paid down (equity, not cash) | $354 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| 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 | $1,446 |
| Mortgage (principal + interest) | −$2,528 |
| Cash flow | −$1,082 |
| Principal paid down (equity, not cash) | $322 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (8% of rent) | −$240 |
| Property management | −$254 |
| Net operating income | $1,192 |
| Mortgage (principal + interest) | −$2,528 |
| Cash flow | −$1,336 |
| Principal paid down (equity, not cash) | $322 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| 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 | $1,446 |
| Mortgage (principal + interest) | −$2,475 |
| Cash flow | −$1,029 |
| Principal paid down (equity, not cash) | $315 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (8% of rent) | −$240 |
| Property management | −$254 |
| Net operating income | $1,192 |
| Mortgage (principal + interest) | −$2,475 |
| Cash flow | −$1,283 |
| Principal paid down (equity, not cash) | $315 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| 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 | $1,446 |
| Mortgage (principal + interest) | −$2,370 |
| Cash flow | −$924 |
| Principal paid down (equity, not cash) | $302 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (8% of rent) | −$240 |
| Property management | −$254 |
| Net operating income | $1,192 |
| Mortgage (principal + interest) | −$2,370 |
| Cash flow | −$1,178 |
| Principal paid down (equity, not cash) | $302 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| 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 | $1,446 |
| Mortgage (principal + interest) | −$2,320 |
| Cash flow | −$874 |
| Principal paid down (equity, not cash) | $295 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Listing | −$482 |
| Insurance Estimate | −$182 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (8% of rent) | −$240 |
| Property management | −$254 |
| Net operating income | $1,192 |
| Mortgage (principal + interest) | −$2,320 |
| Cash flow | −$1,128 |
| Principal paid down (equity, not cash) | $295 |
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
- $1,083,773
- Rental profits, invested at 7%
- $6,550
Sells for $1,152,950 (value up 3% a year), minus 6% selling cost ($69,177). Rent paid down $427,500 of loan.
$6,212 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $470,057
- Monthly shortfalls, invested
- $1,146,453
$61,750 put into an index fund instead of the down payment and closing costs.
$260,905 you'd have paid in while the building lost money, invested instead.
Stocks come out $526,187 ahead after 30 years.
- Your equity when you sell
- $1,083,773
- Rental profits, invested at 7%
- $0
Sells for $1,152,950 (value up 3% a year), minus 6% selling cost ($69,177). Rent paid down $427,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $470,057
- Monthly shortfalls, invested
- $1,534,688
$61,750 put into an index fund instead of the down payment and closing costs.
$399,589 you'd have paid in while the building lost money, invested instead.
Stocks come out $920,972 ahead after 30 years.
- Your equity when you sell
- $1,060,956
- Rental profits, invested at 7%
- $9,773
Sells for $1,128,677 (value up 3% a year), minus 6% selling cost ($67,721). Rent paid down $418,500 of loan.
$9,111 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $460,161
- Monthly shortfalls, invested
- $1,080,063
$60,450 put into an index fund instead of the down payment and closing costs.
$241,979 you'd have paid in while the building lost money, invested instead.
Stocks come out $469,495 ahead after 30 years.
- Your equity when you sell
- $1,060,956
- Rental profits, invested at 7%
- $0
Sells for $1,128,677 (value up 3% a year), minus 6% selling cost ($67,721). Rent paid down $418,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $460,161
- Monthly shortfalls, invested
- $1,465,075
$60,450 put into an index fund instead of the down payment and closing costs.
$377,763 you'd have paid in while the building lost money, invested instead.
Stocks come out $864,280 ahead after 30 years.
- Your equity when you sell
- $1,083,773
- Rental profits, invested at 7%
- $33,670
Sells for $1,152,950 (value up 3% a year), minus 6% selling cost ($69,177). Rent paid down $380,000 of loan.
$28,730 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $831,639
- Monthly shortfalls, invested
- $732,686
$109,250 put into an index fund instead of the down payment and closing costs.
$156,832 you'd have paid in while the building lost money, invested instead.
Stocks come out $446,882 ahead after 30 years.
- Your equity when you sell
- $1,083,773
- Rental profits, invested at 7%
- $0
Sells for $1,152,950 (value up 3% a year), minus 6% selling cost ($69,177). Rent paid down $380,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $831,639
- Monthly shortfalls, invested
- $1,093,801
$109,250 put into an index fund instead of the down payment and closing costs.
$272,997 you'd have paid in while the building lost money, invested instead.
Stocks come out $841,667 ahead after 30 years.
- Your equity when you sell
- $1,060,956
- Rental profits, invested at 7%
- $40,981
Sells for $1,128,677 (value up 3% a year), minus 6% selling cost ($67,721). Rent paid down $372,000 of loan.
$34,281 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $814,131
- Monthly shortfalls, invested
- $679,666
$106,950 put into an index fund instead of the down payment and closing costs.
$143,222 you'd have paid in while the building lost money, invested instead.
Stocks come out $391,858 ahead after 30 years.
- Your equity when you sell
- $1,060,956
- Rental profits, invested at 7%
- $199
Sells for $1,128,677 (value up 3% a year), minus 6% selling cost ($67,721). Rent paid down $372,000 of loan.
$199 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $814,131
- Monthly shortfalls, invested
- $1,033,669
$106,950 put into an index fund instead of the down payment and closing costs.
$254,036 you'd have paid in while the building lost money, invested instead.
Stocks come out $786,644 ahead after 30 years.
- Your equity when you sell
- $1,083,773
- Rental profits, invested at 7%
- $58,075
Sells for $1,152,950 (value up 3% a year), minus 6% selling cost ($69,177). Rent paid down $356,250 of loan.
$46,691 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,012,430
- Monthly shortfalls, invested
- $577,983
$133,000 put into an index fund instead of the down payment and closing costs.
$117,910 you'd have paid in while the building lost money, invested instead.
Stocks come out $448,565 ahead after 30 years.
- Your equity when you sell
- $1,083,773
- Rental profits, invested at 7%
- $2,234
Sells for $1,152,950 (value up 3% a year), minus 6% selling cost ($69,177). Rent paid down $356,250 of loan.
$2,183 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,012,430
- Monthly shortfalls, invested
- $916,927
$133,000 put into an index fund instead of the down payment and closing costs.
$218,297 you'd have paid in while the building lost money, invested instead.
Stocks come out $843,350 ahead after 30 years.
- Your equity when you sell
- $1,060,956
- Rental profits, invested at 7%
- $67,592
Sells for $1,128,677 (value up 3% a year), minus 6% selling cost ($67,721). Rent paid down $348,750 of loan.
$53,309 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $991,116
- Monthly shortfalls, invested
- $530,939
$130,200 put into an index fund instead of the down payment and closing costs.
$106,564 you'd have paid in while the building lost money, invested instead.
Stocks come out $393,506 ahead after 30 years.
- Your equity when you sell
- $1,060,956
- Rental profits, invested at 7%
- $4,159
Sells for $1,128,677 (value up 3% a year), minus 6% selling cost ($67,721). Rent paid down $348,750 of loan.
$3,979 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $991,116
- Monthly shortfalls, invested
- $862,291
$130,200 put into an index fund instead of the down payment and closing costs.
$202,130 you'd have paid in while the building lost money, invested instead.
Stocks come out $788,291 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 $1.09M, stocks $1.62M. Stocks win.
Year 30 (loan paid off): property $1.08M, stocks $2.00M. Stocks win.
Year 30 (loan paid off): property $1.07M, stocks $1.54M. Stocks win.
Year 30 (loan paid off): property $1.06M, stocks $1.93M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $1.56M. Stocks win.
Year 30 (loan paid off): property $1.08M, stocks $1.93M. Stocks win.
Year 30 (loan paid off): property $1.10M, stocks $1.49M. Stocks win.
Year 30 (loan paid off): property $1.06M, stocks $1.85M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $1.59M. Stocks win.
Year 30 (loan paid off): property $1.09M, stocks $1.93M. Stocks win.
Year 30 (loan paid off): property $1.13M, stocks $1.52M. Stocks win.
Year 30 (loan paid off): property $1.07M, stocks $1.85M. 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 $1,375–$1,750 · 17 rentals within 3 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 9732 Pleasant Ave S, Bloomington | $1,845 | 2 / 1 | 0.2 mi |
| 600 W 93rd St, Bloomington | $1,695 | 2 / 1 | 0.4 mi |
| 9223 Nicollet Ave S, Bloomington | $1,395 | 2 / 1 | 0.5 mi |
| 10156-10160 Lyndale Ave S, Bloomington | $1,477 | 2 / 1 | 0.8 mi |
| 2105 W 90th St Apt 5, Bloomington | $1,625 | 2 / 1 | 1.3 mi |
| 8330 Fremont Ave S, Bloomington | $1,355 | 2 / 1 | 1.6 mi |
| 9100 Old Cedar Ave S, Bloomington | $1,125 | 2 / 1 | 1.8 mi |
| 700 American Blvd W, Bloomington | $1,419 | 2 / 1 | 2.0 mi |
| 695 American Blvd E, Bloomington | $1,415 | 2 / 1 | 2.2 mi |
| 8162 Bloomington Ave S, Bloomington | $1,955 | 2 / 1.5 | 2.3 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
- highAgent's rent projection is above our estimate range, and the left unit's rent is never stated Listing says: Should be able to easily get $1995 - 2250/month for it! · 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 9522 PLEASANT AVE S
- mediumAsking is $203,343 above the price where cash flow breaks even ($271,657) at the default scenario. Based on: Derived: price $475,000 vs. break-even $271,657
- mediumLeft tenant's lease runs to 2027, so that side's rent is locked in and may be below market Listing says: The tenant on the left side has lived there for 2 years and will be there until 2027. · AI review
- mediumDescribed as 'completely remodeled' but kitchens show laminate counters and older-looking vinyl flooring, so the remodel looks cosmetic Based on: photo 1 · AI review
- low44 days on market at a price far above break-even Based on: data: listing.days_on_market · AI review
Opportunities
- Owner-occupy one side and let the other tenant help pay the mortgage Listing says: Perfect owner-occupied investment property! · AI review
- Large lots with basements in both units; possible added storage or laundry value Listing says: Each unit has 2 beds 1 bath and a nice basement area as well. · AI review
- Price negotiation room given the gap to break-even Based on: data: underwriting.break_even_price · AI review
Questions for the agent
- What does the left tenant pay now, and can I see the lease and deposit details?
- What exactly was remodeled in 9522, and were permits pulled?
- What are the actual property taxes and insurance, and does the seller have 12 months of expenses?
- Who pays heat, water and electric in each unit, and are there separate meters?
- How old are the roof, furnace/AC and water heater?
- Is the basement finished and legal, or storage only? Is the rental license current?
Bottom line
Clean, simple side-by-side, but at $475K the rents can't carry it, so it only works as an owner-occupied buy at a much lower price. 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. | $5,782 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,188 |
| 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 2026-07-04 (93 days, relisted 1×); listed for rent at $1,995/mo on 2026-08-18.
| Date | Event | Price |
|---|---|---|
| Price changed | $475,000 | |
| Listed | $499,000 | |
| Listed for rent | $1,995/mo | |
| Removed | $475,000 | |
| Removed | — | |
| Rent changed | $1,600/mo | |
| Listed for rent | $1,650/mo | |
| Removed | — | |
| Rent changed | $1,495/mo | |
| Listed for rent | $1,550/mo | |
| Rental removed | $1,295/mo | |
| Listed for rent | $1,295/mo | |
| Rental removed | $1,250/mo | |
| Rent changed | $1,250/mo | |
| Rent changed | $1,295/mo | |
| Rent changed | $1,300/mo | |
| Rent changed | $1,325/mo | |
| Listed for rent | $1,300/mo |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2025 | $5,782 |
| County | Hennepin |
| Parcel number | 1502724220048 |
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 Bloomington on rental licensing before you buy.