3308 84th Ave N

Cash flows

11 photos

Photos, via Realtor.com.

Asking price: $510,000
Monthly cash flow: $19
Estimated rent: $4,850/mo
Break-even price: $513,629

Adjust the numbers See the full breakdown

From the listing

Turnkey Side-by-Side Duplex, Fully Leased with Premium Unit Mix. Rare opportunity to own a fully leased, side-by-side duplex. Both units feature a spacious 4-bedroom, 2-bathroom layout - a standout floor plan in the duplex market that drives stronger rental income and broader tenant appeal than the typical 1-3 bedroom configuration. Each unit includes its own private garage, adding valuable convenience and storage. The location is a major draw: residents can walk to multiple neighborhood parks, and enjoy easy access to restaurants, shopping, a dog park, and even golf courses. Commuters will appreciate the convenient access to major highways, making this an easy sell for tenant retention and future leasing. With strong existing leases in place, this is a true turnkey investment. A must-see for investors seeking a low-maintenance, high-demand rental property.

Description from Realtor.com, MLS #7131873. 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: $510,000
Cash to close: $117,300
Price per unit: $255,000
GRM: 8.8

Each month

Cash flow: $19/mo
Cash-on-cash: 0.2%
Cap rate: 6.4%
DSCR: 1.01×

Break-even

Price that breaks even: $513,629
Rent that breaks even: $4,825/mo

Long run

Year 30: property vs stocks: $2.25M vs $893K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,850
Vacancy (6%)	−$291
Collected	$4,559
Property tax Listing	−$555
Insurance Estimate	−$216
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$436
Capital reserve (8% of rent)	−$388
Net operating income	$2,734
Mortgage (principal + interest)	−$2,714
Cash flow	$19
Principal paid down (equity, not cash)	$345

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	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $459,000 of principal by year 30	$0
Plus rental profits, invested at 7%$422,474 of profit by year 30, before investment growth	$763,352
What you'd walk away with	$1,926,981
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,693
Monthly shortfalls ($23,482 total by yr 30) investedThe money you'd have put into the building while it lost money	$153,433
What you'd walk away with	$658,125
Building minus stocks	$1,268,856

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $459,000 of principal by year 30	$0
Plus rental profits, invested at 7%$228,548 of profit by year 30, before investment growth	$353,526
What you'd walk away with	$1,517,155
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,693
Monthly shortfalls ($63,804 total by yr 30) investedThe money you'd have put into the building while it lost money	$381,843
What you'd walk away with	$886,535
Building minus stocks	$630,620

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$441,155 of profit by year 30, before investment growth	$812,697
What you'd walk away with	$1,953,511
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($20,338 total by yr 30) investedThe money you'd have put into the building while it lost money	$133,165
What you'd walk away with	$627,962
Building minus stocks	$1,325,549

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$242,918 of profit by year 30, before investment growth	$382,982
What you'd walk away with	$1,523,795
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($56,348 total by yr 30) investedThe money you'd have put into the building while it lost money	$341,686
What you'd walk away with	$836,483
Building minus stocks	$687,312

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $408,000 of principal by year 30	$0
Plus rental profits, invested at 7%$534,912 of profit by year 30, before investment growth	$1,083,293
What you'd walk away with	$2,246,923
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,918
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	$892,918
Building minus stocks	$1,354,005

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $408,000 of principal by year 30	$0
Plus rental profits, invested at 7%$316,737 of profit by year 30, before investment growth	$548,106
What you'd walk away with	$1,711,735
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,918
Monthly shortfalls ($16,073 total by yr 30) investedThe money you'd have put into the building while it lost money	$103,049
What you'd walk away with	$995,967
Building minus stocks	$715,768

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$554,072 of profit by year 30, before investment growth	$1,143,624
What you'd walk away with	$2,284,438
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
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	$875,409
Building minus stocks	$1,409,029

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$332,112 of profit by year 30, before investment growth	$585,498
What you'd walk away with	$1,726,311
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($12,288 total by yr 30) investedThe money you'd have put into the building while it lost money	$80,110
What you'd walk away with	$955,519
Building minus stocks	$770,792

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$595,986 of profit by year 30, before investment growth	$1,275,599
What you'd walk away with	$2,439,228
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,030
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	$1,087,030
Building minus stocks	$1,352,198

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$367,619 of profit by year 30, before investment growth	$677,007
What you'd walk away with	$1,840,636
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,030
Monthly shortfalls ($5,881 total by yr 30) investedThe money you'd have put into the building while it lost money	$39,644
What you'd walk away with	$1,126,674
Building minus stocks	$713,962

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$613,950 of profit by year 30, before investment growth	$1,332,159
What you'd walk away with	$2,472,972
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
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	$1,065,716
Building minus stocks	$1,407,256

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$383,523 of profit by year 30, before investment growth	$720,079
What you'd walk away with	$1,860,893
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($3,822 total by yr 30) investedThe money you'd have put into the building while it lost money	$26,157
What you'd walk away with	$1,091,872
Building minus stocks	$769,021

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 $2.25M, stocks $893K. 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.

4 bed estimate $2,425/mo · range $2,225–$2,625 · 23 rentals within 9.25 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8016/8020 Zane Ave N, Brooklyn Park	$2,200	4 / 1.5	2,200	1.6 mi	2026-08-18	Apartment
6124 73rd Ave N, Brooklyn Park	$2,250	4 / 2	1,684	2.1 mi	2026-09-09	Duplex triplex
5800 69th Ave N, Minneapolis	$1,830	4 / 3	2,480	2.3 mi	2026-09-22	Apartment
7300 Bass Lake Rd, New Hope	$1,750	4 / 2	1,765	4.3 mi	2026-07-17	Apartment
4199 46th Ave N, Robbinsdale	$2,445	4 / 1.5	1,440	4.7 mi	2024-06-11	Apartment
3706 N Penn Ave Unit 2, Minneapolis	$1,999	4 / 2	1,351	5.9 mi	2026-07-12	Apartment
2604/2606 37th Ave NE, Saint Anthony	$2,395	4 / 2.5	1,700	7.0 mi	2026-08-19	Apartment
2734 N 4th St Unit 1, Minneapolis	$3,200	5 / 3	3,000	7.1 mi	2026-01-16	Duplex triplex
2616 Taylor St NE, Minneapolis	$2,600	5 / 2	—	7.4 mi	2026-10-02	Apartment
2411 Golden Valley Rd Unit 2, Minneapolis	$2,195	5 / 2	—	7.5 mi	2026-07-30	Multi family

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 3308 84TH AVE N

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.	$6,655
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,594
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-09-09New at $510,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$6,655
County	Hennepin
Parcel number	2211921110011

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 Brooklyn Park on rental licensing before you buy.