13125 Sylvan Ave

Overpriced

11 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $325,000
Monthly cash flow: −$442
Estimated rent: $2,650/mo
Break-even price: $242,019

Adjust the numbers See the full breakdown

From the listing

A fantastic opportunity in the heart of Lindstrom, this well-kept duplex offers comfortable living, solid rental potential, and a peaceful neighborhood setting surrounded by mature trees and small-town charm. Whether you're an investor, or someone looking to offset their mortgage with rental income, this property delivers flexibility and long-term value. Each unit features its own inviting living spaces, functional kitchens, and well-sized bedrooms, creating a layout that feels bright, practical, and easy to maintain. The property's footprint allows for privacy between units while still offering a cohesive, welcoming feel throughout. Outside, the spacious yard provides room to relax, garden, or enjoy the quiet residential surroundings.

Listing courtesy of Edina Realty, Inc. (Shelby Peltier). Description from Realtor.com, MLS #7133048. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $325,000
Cash to close: $74,750
Price per unit: $162,500
GRM: 10.2

Each month

Cash flow: −$442/mo
Cash-on-cash: −7.1%
Cap rate: 4.8%
DSCR: 0.74×

Break-even

Price that breaks even: $242,019
Rent that breaks even: $3,216/mo

Long run

Year 30: property vs stocks: $905K vs $761K
Cash flow turns positive: year 13

Monthly

Monthly breakdown

Rent	$2,650
Vacancy (6%)	−$159
Collected	$2,491
Property tax Listing	−$371
Insurance Estimate	−$178
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$212
Capital reserve (8% of rent)	−$212
Net operating income	$1,288
Mortgage (principal + interest)	−$1,730
Cash flow	−$442
Principal paid down (equity, not cash)	$220

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

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$66,674 of profit by year 30, before investment growth	$89,644
What you'd walk away with	$831,173
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($78,443 total by yr 30) investedThe money you'd have put into the building while it lost money	$420,118
What you'd walk away with	$741,736
Building minus stocks	$89,437

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$10,872 of profit by year 30, before investment growth	$12,074
What you'd walk away with	$753,603
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($150,632 total by yr 30) investedThe money you'd have put into the building while it lost money	$691,275
What you'd walk away with	$1,012,893
Building minus stocks	−$259,290

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$77,085 of profit by year 30, before investment growth	$106,754
What you'd walk away with	$825,466
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($67,028 total by yr 30) investedThe money you'd have put into the building while it lost money	$367,615
What you'd walk away with	$679,337
Building minus stocks	$146,129

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$15,573 of profit by year 30, before investment growth	$17,800
What you'd walk away with	$736,512
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($133,508 total by yr 30) investedThe money you'd have put into the building while it lost money	$627,388
What you'd walk away with	$939,110
Building minus stocks	−$202,598

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$108,394 of profit by year 30, before investment growth	$163,032
What you'd walk away with	$904,561
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($33,547 total by yr 30) investedThe money you'd have put into the building while it lost money	$191,846
What you'd walk away with	$760,862
Building minus stocks	$143,699

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$32,166 of profit by year 30, before investment growth	$39,874
What you'd walk away with	$781,402
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($85,311 total by yr 30) investedThe money you'd have put into the building while it lost money	$417,415
What you'd walk away with	$986,431
Building minus stocks	−$205,029

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$120,492 of profit by year 30, before investment growth	$186,788
What you'd walk away with	$905,501
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($26,485 total by yr 30) investedThe money you'd have put into the building while it lost money	$155,271
What you'd walk away with	$706,779
Building minus stocks	$198,722

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$39,359 of profit by year 30, before investment growth	$50,307
What you'd walk away with	$769,019
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($73,344 total by yr 30) investedThe money you'd have put into the building while it lost money	$367,517
What you'd walk away with	$919,025
Building minus stocks	−$150,006

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$133,830 of profit by year 30, before investment growth	$214,429
What you'd walk away with	$955,958
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($20,064 total by yr 30) investedThe money you'd have put into the building while it lost money	$120,695
What you'd walk away with	$813,411
Building minus stocks	$142,547

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$47,580 of profit by year 30, before investment growth	$62,802
What you'd walk away with	$804,331
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($61,804 total by yr 30) investedThe money you'd have put into the building while it lost money	$317,795
What you'd walk away with	$1,010,511
Building minus stocks	−$206,180

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$146,656 of profit by year 30, before investment growth	$242,337
What you'd walk away with	$961,049
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($14,927 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,043
What you'd walk away with	$763,444
Building minus stocks	$197,605

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$55,782 of profit by year 30, before investment growth	$75,869
What you'd walk away with	$794,581
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($52,043 total by yr 30) investedThe money you'd have put into the building while it lost money	$274,302
What you'd walk away with	$945,703
Building minus stocks	−$151,122

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 $905K, stocks $761K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. 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.

3 bed estimate $1,475/mo · range $1,275–$1,700 · 141 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
6001-6023 E Viking Blvd, Wyoming	$1,497	3 / 1	990	7.8 mi	2025-12-11	Apartment
38516 Oakview Cir, North Branch	$1,525	3 / 1.5	1,260	11.0 mi	2026-01-23	Apartment
1227 School St NE, Elk River	$1,750	3 / 1	947	36.2 mi	2026-03-13	Apartment
10740 County Road 37 NE, Albertville	$1,845	3 / 2	1,092	41.5 mi	2025-11-17	Apartment
19591 Station St, Big Lake	$1,695	3 / 2	1,210	43.3 mi	2025-01-03	Apartment
2205 Meadow Oak Ave, Monticello	$2,010	3 / 2	1,410	45.5 mi	2024-06-11	Apartment
1255 Edmonson Ave NE, Monticello	$1,890	3 / 2	1,393	47.0 mi	2025-04-29	Apartment
480 8th St W Unit 201, Red Wing	$1,950	3 / 1	940	59.1 mi	2026-09-04	Apartment
1812 16th St SE, Saint Cloud	$1,275	3 / 1	1,100	63.3 mi	2025-05-02	Apartment
1700 University Dr SE, Saint Cloud	$1,300	3 / 1	980	63.4 mi	2026-08-21	Apartment

2 bed estimate $1,175/mo · range $950–$1,375 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
6495 Birch St, North Branch	$1,550	2 / 2	1,097	11.3 mi	2025-01-03	Apartment
17250 Twin Lake Rd NW, Elk River	$1,618	2 / 2	1,018	34.8 mi	2025-02-01	Apartment
23 3rd St NW, Elk River	$1,195	2 / 1	850	35.1 mi	2026-06-04	Apartment
365 Baldwin Ave NW Apt 101, Elk River	$1,300	2 / 1	900	35.1 mi	2026-07-07	Apartment
341 Evans Ave NW, Elk River	$1,854	2 / 2	1,064	35.4 mi	2024-04-12	Apartment
19522 Holt St NW, Elk River	$1,450	2 / 1	830	35.4 mi	2026-07-21	Apartment
1227 School St NE, Elk River	$1,475	2 / 1	936	36.2 mi	2026-03-13	Apartment
26125 Main St, Zimmerman	$1,703	2 / 1	998	36.5 mi	2025-08-25	Apartment
107 19th Ave S, Princeton	$1,950	2 / 1.5	1,022	38.9 mi	2025-03-15	Apartment
103 19th Ave N, Princeton	$1,600	2 / 2	1,130	38.9 mi	2025-04-11	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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 13125 SYLVAN AVE

Opportunities

None found.

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

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.	$4,454
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,132
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%

Status history

2026-08-28New at $325,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$4,454
County	Chisago
Parcel number	150045700

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 Lindstrom on rental licensing before you buy.