Twin Cities suburbs › Inver Grove Heights

2545 70th St E

Inver Grove Heights, MN · View the listing ↗

Overpriced

51 photos

Photos, via Realtor.com.

Asking price: $610,000
Monthly cash flow: −$854
Estimated rent: $4,800/mo
Break-even price: $449,568

Adjust the numbers See the full breakdown

From the listing

Not your average duplex-this property is purpose-built for multi-generational living. Bring your extended family and still enjoy plenty of space and privacy. A huge bonus room connects the two units and was previously used as a daycare, complete with a half bath, sink, and flexible utility features-ideal for shared family use, a studio, or a gathering space. Set on a .93-acre, fully fenced lot with a basketball/tennis/volleyball court, this home offers room to spread out, play, and live comfortably together. Each unit has its own dedicated laundry room (two total), plus two additional common-area baths outside the units for convenience. A truly unique property designed to support multiple generations under one roof-don't miss this opportunity.

Description from Realtor.com, MLS #7148201. 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: $610,000
Cash to close: $140,300
Price per unit: $305,000
GRM: 10.6

Each month

Cash flow: −$854/mo
Cash-on-cash: −7.3%
Cap rate: 4.7%
DSCR: 0.74×

Break-even

Price that breaks even: $449,568
Rent that breaks even: $5,909/mo

Long run

Year 30: property vs stocks: $1.69M vs $1.45M
Cash flow turns positive: year 13

Monthly

Monthly breakdown

Rent	$4,800
Vacancy (6%)	−$288
Collected	$4,512
Property tax Listing	−$810
Insurance Estimate	−$263
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$432
Capital reserve (8% of rent)	−$384
Net operating income	$2,393
Mortgage (principal + interest)	−$3,247
Cash flow	−$854
Principal paid down (equity, not cash)	$413

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	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $549,000 of principal by year 30	$0
Plus rental profits, invested at 7%$123,099 of profit by year 30, before investment growth	$164,588
What you'd walk away with	$1,556,380
If you put the same money in stocks
Cash to close ($79,300) invested at 7%	$603,652
Monthly shortfalls ($151,710 total by yr 30) investedThe money you'd have put into the building while it lost money	$809,012
What you'd walk away with	$1,412,664
Building minus stocks	$143,716

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $549,000 of principal by year 30	$0
Plus rental profits, invested at 7%$22,235 of profit by year 30, before investment growth	$24,799
What you'd walk away with	$1,416,591
If you put the same money in stocks
Cash to close ($79,300) invested at 7%	$603,652
Monthly shortfalls ($282,679 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,300,880
What you'd walk away with	$1,904,532
Building minus stocks	−$487,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $540,000 of principal by year 30	$0
Plus rental profits, invested at 7%$133,159 of profit by year 30, before investment growth	$180,791
What you'd walk away with	$1,549,767
If you put the same money in stocks
Cash to close ($78,000) invested at 7%	$593,756
Monthly shortfalls ($139,943 total by yr 30) investedThe money you'd have put into the building while it lost money	$755,602
What you'd walk away with	$1,349,358
Building minus stocks	$200,409

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $540,000 of principal by year 30	$0
Plus rental profits, invested at 7%$26,850 of profit by year 30, before investment growth	$30,394
What you'd walk away with	$1,399,370
If you put the same money in stocks
Cash to close ($78,000) invested at 7%	$593,756
Monthly shortfalls ($265,467 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,236,862
What you'd walk away with	$1,830,618
Building minus stocks	−$431,248

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $488,000 of principal by year 30	$0
Plus rental profits, invested at 7%$200,389 of profit by year 30, before investment growth	$299,422
What you'd walk away with	$1,691,214
If you put the same money in stocks
Cash to close ($140,300) invested at 7%	$1,067,999
Monthly shortfalls ($66,429 total by yr 30) investedThe money you'd have put into the building while it lost money	$377,654
What you'd walk away with	$1,445,653
Building minus stocks	$245,561

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $488,000 of principal by year 30	$0
Plus rental profits, invested at 7%$62,966 of profit by year 30, before investment growth	$78,266
What you'd walk away with	$1,470,058
If you put the same money in stocks
Cash to close ($140,300) invested at 7%	$1,067,999
Monthly shortfalls ($160,839 total by yr 30) investedThe money you'd have put into the building while it lost money	$788,154
What you'd walk away with	$1,856,154
Building minus stocks	−$386,096

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$212,126 of profit by year 30, before investment growth	$321,949
What you'd walk away with	$1,690,925
If you put the same money in stocks
Cash to close ($138,000) invested at 7%	$1,050,491
Monthly shortfalls ($59,005 total by yr 30) investedThe money you'd have put into the building while it lost money	$339,850
What you'd walk away with	$1,390,341
Building minus stocks	$300,584

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$69,992 of profit by year 30, before investment growth	$88,346
What you'd walk away with	$1,457,322
If you put the same money in stocks
Cash to close ($138,000) invested at 7%	$1,050,491
Monthly shortfalls ($148,704 total by yr 30) investedThe money you'd have put into the building while it lost money	$737,904
What you'd walk away with	$1,788,395
Building minus stocks	−$331,073

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $457,500 of principal by year 30	$0
Plus rental profits, invested at 7%$247,307 of profit by year 30, before investment growth	$392,903
What you'd walk away with	$1,784,695
If you put the same money in stocks
Cash to close ($170,800) invested at 7%	$1,300,173
Monthly shortfalls ($40,297 total by yr 30) investedThe money you'd have put into the building while it lost money	$241,122
What you'd walk away with	$1,541,295
Building minus stocks	$243,400

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $457,500 of principal by year 30	$0
Plus rental profits, invested at 7%$92,050 of profit by year 30, before investment growth	$121,635
What you'd walk away with	$1,513,427
If you put the same money in stocks
Cash to close ($170,800) invested at 7%	$1,300,173
Monthly shortfalls ($116,873 total by yr 30) investedThe money you'd have put into the building while it lost money	$601,510
What you'd walk away with	$1,901,684
Building minus stocks	−$388,257

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$259,882 of profit by year 30, before investment growth	$419,767
What you'd walk away with	$1,788,743
If you put the same money in stocks
Cash to close ($168,000) invested at 7%	$1,278,859
Monthly shortfalls ($34,908 total by yr 30) investedThe money you'd have put into the building while it lost money	$211,425
What you'd walk away with	$1,490,284
Building minus stocks	$298,459

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$100,143 of profit by year 30, before investment growth	$134,439
What you'd walk away with	$1,503,415
If you put the same money in stocks
Cash to close ($168,000) invested at 7%	$1,278,859
Monthly shortfalls ($107,002 total by yr 30) investedThe money you'd have put into the building while it lost money	$557,754
What you'd walk away with	$1,836,613
Building minus stocks	−$333,198

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 $1.69M, stocks $1.45M. 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.

5 bed estimate $2,400/mo · range $2,100–$2,975 · 23 rentals within 9.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8201 College Trl, Inver Grove Heights	$2,199	4 / 1.5	1,173	1.4 mi	2025-01-03	Apartment
61 Delos St Apt W4, Saint Paul	$1,750	4 / 1	1,400	6.2 mi	—	Apartment
783 6th St E, Saint Paul	$1,499	4 / 1	1,260	7.7 mi	2026-04-08	Apartment
548 Minnehaha Ave E, Saint Paul	$2,295	5 / 2	1,825	8.0 mi	2026-09-24	Apartment
1517 Fairmount Ave, Saint Paul	$5,200	8 / 2	—	8.2 mi	2026-09-23	Apartment
1517 Fairmount Ave, Saint Paul	$2,400	4 / 1	—	8.2 mi	2026-09-23	Apartment
1554 Grand Ave, Saint Paul	$740	4 / 2	1,500	8.4 mi	2025-12-31	Apartment
769 University Ave W, Saint Paul	$1,680	4 / 2	—	8.4 mi	2026-08-03	Apartment
865-67 Snelling Ave N, Saint Paul	$2,100	4 / 2	—	8.6 mi	2026-09-29	Apartment
1722 Grand Ave S, Saint Paul	$2,850	4 / 2	900	8.6 mi	2024-04-15	Apartment

4 bed estimate $2,400/mo · range $2,100–$2,975 · 23 rentals within 9.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8201 College Trl, Inver Grove Heights	$2,199	4 / 1.5	1,173	1.4 mi	2025-01-03	Apartment
61 Delos St Apt W4, Saint Paul	$1,750	4 / 1	1,400	6.2 mi	—	Apartment
783 6th St E, Saint Paul	$1,499	4 / 1	1,260	7.7 mi	2026-04-08	Apartment
548 Minnehaha Ave E, Saint Paul	$2,295	5 / 2	1,825	8.0 mi	2026-09-24	Apartment
1517 Fairmount Ave, Saint Paul	$5,200	8 / 2	—	8.2 mi	2026-09-23	Apartment
1517 Fairmount Ave, Saint Paul	$2,400	4 / 1	—	8.2 mi	2026-09-23	Apartment
1554 Grand Ave, Saint Paul	$740	4 / 2	1,500	8.4 mi	2025-12-31	Apartment
769 University Ave W, Saint Paul	$1,680	4 / 2	—	8.4 mi	2026-08-03	Apartment
865-67 Snelling Ave N, Saint Paul	$2,100	4 / 2	—	8.6 mi	2026-09-29	Apartment
1722 Grand Ave S, Saint Paul	$2,850	4 / 2	900	8.6 mi	2024-04-15	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 2545 70TH ST E

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.	$9,718
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,160
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. 9 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-09-29New at $610,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$9,718
County	Dakota
Parcel number	200040082070

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 Inver Grove Heights on rental licensing before you buy.