2545 Fillmore St NE

Minneapolis, MN · Audubon Park · View the listing ↗

Cash flows

51 photos

Photos courtesy of Keller Williams Realty, via Realtor.com.

Asking price: $439,900
Monthly cash flow: $99
Estimated rent: $4,575/mo
Break-even price: $458,475

Adjust the numbers See the full breakdown

From the listing

This Audubon Park duplex offers the kind of space and flexibility that's hard to find in Northeast. The main-floor unit has 2 bedrooms, 1 bath, original hardwood floors and natural woodwork, while the upper unit stretches across two levels with 4 bedrooms, 2 baths and two living room spaces. Even better, the upper unit is vacant-move right in or choose your next tenant-while the lower unit is leased through 7/31/27. Both units have their own 3-season porch, plus shared laundry, separate storage, garden space and a back porch. No garage? No problem-the concrete parking pad fits up to 4 cars. Best of all, you can walk to Eastside Food Co-op or head to Central and Lowry for coffee, dinner and neighborhood favorites.

Listing courtesy of Keller Williams Realty (Shae Hanson). Description from Realtor.com, MLS #7150926. 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: $439,900
Cash to close: $101,177
Price per unit: $219,950
GRM: 8.0

Each month

Cash flow: $99/mo
Cash-on-cash: 1.2%
Cap rate: 6.7%
DSCR: 1.04×

Break-even

Price that breaks even: $458,475
Rent that breaks even: $4,447/mo

Long run

Year 30: property vs stocks: $2.05M vs $770K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,575
Vacancy (6%)	−$274
Collected	$4,300
Property tax Public record	−$623
Insurance Estimate	−$230
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$366
Capital reserve (9% of rent)	−$412
Net operating income	$2,440
Mortgage (principal + interest)	−$2,341
Cash flow	$99
Principal paid down (equity, not cash)	$298

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	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 of principal by year 30	$0
Plus rental profits, invested at 7%$396,636 of profit by year 30, before investment growth	$740,059
What you'd walk away with	$1,743,747
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($16,210 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,308
What you'd walk away with	$541,630
Building minus stocks	$1,202,117

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 of principal by year 30	$0
Plus rental profits, invested at 7%$208,448 of profit by year 30, before investment growth	$328,824
What you'd walk away with	$1,332,512
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($48,987 total by yr 30) investedThe money you'd have put into the building while it lost money	$297,121
What you'd walk away with	$732,443
Building minus stocks	$600,069

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 of principal by year 30	$0
Plus rental profits, invested at 7%$415,318 of profit by year 30, before investment growth	$789,405
What you'd walk away with	$1,770,276
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($13,066 total by yr 30) investedThe money you'd have put into the building while it lost money	$86,041
What you'd walk away with	$511,467
Building minus stocks	$1,258,809

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 of principal by year 30	$0
Plus rental profits, invested at 7%$223,321 of profit by year 30, before investment growth	$360,224
What you'd walk away with	$1,341,095
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($42,034 total by yr 30) investedThe money you'd have put into the building while it lost money	$258,908
What you'd walk away with	$684,334
Building minus stocks	$656,761

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 of principal by year 30	$0
Plus rental profits, invested at 7%$497,664 of profit by year 30, before investment growth	$1,042,059
What you'd walk away with	$2,045,747
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$770,185
Building minus stocks	$1,275,562

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 of principal by year 30	$0
Plus rental profits, invested at 7%$287,065 of profit by year 30, before investment growth	$507,683
What you'd walk away with	$1,511,370
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($10,367 total by yr 30) investedThe money you'd have put into the building while it lost money	$67,671
What you'd walk away with	$837,856
Building minus stocks	$673,514

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 of principal by year 30	$0
Plus rental profits, invested at 7%$516,825 of profit by year 30, before investment growth	$1,102,390
What you'd walk away with	$2,083,262
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$752,677
Building minus stocks	$1,330,585

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 of principal by year 30	$0
Plus rental profits, invested at 7%$303,033 of profit by year 30, before investment growth	$548,079
What you'd walk away with	$1,528,951
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($7,174 total by yr 30) investedThe money you'd have put into the building while it lost money	$47,736
What you'd walk away with	$800,413
Building minus stocks	$728,538

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 of principal by year 30	$0
Plus rental profits, invested at 7%$550,344 of profit by year 30, before investment growth	$1,207,932
What you'd walk away with	$2,211,620
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$937,617
Building minus stocks	$1,274,003

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 of principal by year 30	$0
Plus rental profits, invested at 7%$332,444 of profit by year 30, before investment growth	$626,916
What you'd walk away with	$1,630,604
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($3,066 total by yr 30) investedThe money you'd have put into the building while it lost money	$21,032
What you'd walk away with	$958,648
Building minus stocks	$671,956

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 of principal by year 30	$0
Plus rental profits, invested at 7%$568,307 of profit by year 30, before investment growth	$1,264,493
What you'd walk away with	$2,245,364
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$916,302
Building minus stocks	$1,329,062

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 of principal by year 30	$0
Plus rental profits, invested at 7%$348,874 of profit by year 30, before investment growth	$673,149
What you'd walk away with	$1,654,020
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($1,533 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,704
What you'd walk away with	$927,006
Building minus stocks	$727,014

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 $2.05M, stocks $770K. 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.

2 bed estimate $1,550/mo · range $1,400–$1,625 · 14 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2526 Polk St NE, Minneapolis	$1,700	2 / 1	1,300	0.2 mi	2026-08-18	Apartment
1028 28th Ave NE, Minneapolis	$1,595	2 / 1	950	0.3 mi	2026-10-03	Apartment
920 24th Ave NE, Minneapolis	$1,350	2 / 1	845	0.3 mi	2026-07-21	Apartment
2005 Taylor St NE # 2, Minneapolis	$1,595	2 / 1	900	0.4 mi	—	Duplex triplex
2636 Jackson St NE Unit 2, Minneapolis	$1,600	2 / 1	881	0.4 mi	—	Apartment
2207 1/2 Central Ave NE Apt 4, Minneapolis	$1,600	2 / 1	1,000	0.4 mi	2023-03-22	Apartment
2015 Central Ave NE, Minneapolis	$1,600	2 / 1	1,050	0.4 mi	2025-01-03	Apartment
1010 20th Ave NE Unit 2, Minneapolis	$1,395	2 / 1	730	0.4 mi	2026-09-17	Duplex triplex
2902 Polk St NE, Minneapolis	$1,500	2 / 1	—	0.4 mi	2025-11-21	Apartment
1823 Ulysses St NE, Minneapolis	$1,300	2 / 1	—	0.6 mi	2025-04-12	Apartment

4 bed estimate $3,025/mo · range $2,550–$3,275 · 24 rentals within 2 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2616 Taylor St NE, Minneapolis	$2,600	5 / 2	—	0.1 mi	2026-10-02	Apartment
2206 Arthur St NE, Minneapolis	$2,950	4 / 2	1,969	0.6 mi	2026-09-01	Apartment
2905 32nd Ave NE, Minneapolis	$3,100	4 / 2	—	1.3 mi	2026-09-29	Apartment
410 5th St NE, Minneapolis	$1,750	4 / 1	—	1.6 mi	2026-09-25	Apartment
1309 E Hennepin Ave, Minneapolis	$2,600	6 / 2	—	1.6 mi	2024-04-15	Apartment
1109 13th Ave SE, Minneapolis	$3,400	7 / 3	—	1.7 mi	2025-10-09	Apartment
1104-06 13th Ave SE, Minneapolis	$3,000	6 / 2	—	1.7 mi	2026-09-26	Apartment
2604/2606 37th Ave NE, Saint Anthony	$2,395	4 / 2.5	1,700	1.7 mi	2026-08-19	Apartment
1095 15th Ave SE, Minneapolis	$3,000	6 / 2	—	1.7 mi	2025-05-13	Apartment
408-410 8th St SE, Minneapolis	$2,650	4 / 2	1,800	1.7 mi	2026-09-30	Duplex triplex

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

highUnusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside. Listing says: "of all, you can walk to Eastside Food Co-op or head to Central and Lowry for coffee"

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 Public recordHennepin County record, current payable year (non-homestead)	$7,473
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,757
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%

Status history

2026-10-01New at $439,900

County record Public record

Recorded as	duplex
Living units	2
Year built	1910
Market value (2026)	$393,500
Property tax	$7,473
Special assessments	none
Homestead	no
Last sale	2014-08-01 · $260,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1470 m away.

Crime in Audubon Park

162 incidents in the last 12 months (30 per 1,000 residents), +17% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).