3998 Brunswick Ave S

Saint Louis Park, MN · View the listing ↗

46 photos

Photos, via Realtor.com.

Asking price: $629,000
Monthly cash flow: −$326
Estimated rent: $5,250/mo
Break-even price: $567,763

Adjust the numbers See the full breakdown

From the listing

Incredibly well-maintained, thoughtfully updated side-by-side duplex in sought-after St. Louis Park, just minutes from West End and all the action! Currently operating as two mid-term rentals, with the listed gross income reflecting actual 2025 performance. Both units have been fully remodeled in 2021 with new kitchens featuring granite countertops, new shaker style cabinets, stainless steel appliances, and dishwashers. Additional updates include freshly refinished original HW floors, new washers and dryers, central heat and air on both sides. Each unit also has its own tuck-under private garage in the rear, plus bonus parking available for tenants. This is a rare, true turnkey opportunity - ideal for long-term or mid-term rental - and it hits the 1% rule. All furnishings are available for purchase separately, making it even easier to keep the mid-term rental income going from day one.

Description from Realtor.com, MLS #7123920. 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: $629,000
Cash to close: $144,670
Price per unit: $314,500
GRM: 10.0

Each month

Cash flow: −$326/mo
Cash-on-cash: −2.7%
Cap rate: 5.8%
DSCR: 0.90×

Break-even

Price that breaks even: $567,763
Rent that breaks even: $5,657/mo

Long run

Year 30: property vs stocks: $2.30M vs $1.16M
Cash flow turns positive: year 5

Monthly

Monthly breakdown

Rent	$5,250
Vacancy (6%)	−$315
Collected	$4,935
Property tax Listing	−$743
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (7% of rent)	−$368
Capital reserve (7% of rent)	−$368
Net operating income	$3,022
Mortgage (principal + interest)	−$3,348
Cash flow	−$326
Principal paid down (equity, not cash)	$426

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	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $566,100 of principal by year 30	$0
Plus rental profits, invested at 7%$353,483 of profit by year 30, before investment growth	$575,545
What you'd walk away with	$2,010,688
If you put the same money in stocks
Cash to close ($81,770) invested at 7%	$622,454
Monthly shortfalls ($58,340 total by yr 30) investedThe money you'd have put into the building while it lost money	$362,178
What you'd walk away with	$984,632
Building minus stocks	$1,026,056

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $566,100 of principal by year 30	$0
Plus rental profits, invested at 7%$171,117 of profit by year 30, before investment growth	$239,596
What you'd walk away with	$1,674,740
If you put the same money in stocks
Cash to close ($81,770) invested at 7%	$622,454
Monthly shortfalls ($129,542 total by yr 30) investedThe money you'd have put into the building while it lost money	$717,103
What you'd walk away with	$1,339,557
Building minus stocks	$335,183

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $557,100 of principal by year 30	$0
Plus rental profits, invested at 7%$369,290 of profit by year 30, before investment growth	$610,757
What you'd walk away with	$2,023,084
If you put the same money in stocks
Cash to close ($80,470) invested at 7%	$612,558
Monthly shortfalls ($52,322 total by yr 30) investedThe money you'd have put into the building while it lost money	$327,776
What you'd walk away with	$940,335
Building minus stocks	$1,082,749

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $557,100 of principal by year 30	$0
Plus rental profits, invested at 7%$182,613 of profit by year 30, before investment growth	$259,635
What you'd walk away with	$1,671,962
If you put the same money in stocks
Cash to close ($80,470) invested at 7%	$612,558
Monthly shortfalls ($119,213 total by yr 30) investedThe money you'd have put into the building while it lost money	$667,529
What you'd walk away with	$1,280,087
Building minus stocks	$391,875

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $503,200 of principal by year 30	$0
Plus rental profits, invested at 7%$472,205 of profit by year 30, before investment growth	$860,248
What you'd walk away with	$2,295,391
If you put the same money in stocks
Cash to close ($144,670) invested at 7%	$1,101,265
Monthly shortfalls ($9,428 total by yr 30) investedThe money you'd have put into the building while it lost money	$63,053
What you'd walk away with	$1,164,318
Building minus stocks	$1,131,073

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $503,200 of principal by year 30	$0
Plus rental profits, invested at 7%$260,119 of profit by year 30, before investment growth	$406,729
What you'd walk away with	$1,841,872
If you put the same money in stocks
Cash to close ($144,670) invested at 7%	$1,101,265
Monthly shortfalls ($50,909 total by yr 30) investedThe money you'd have put into the building while it lost money	$300,408
What you'd walk away with	$1,401,673
Building minus stocks	$440,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $495,200 of principal by year 30	$0
Plus rental profits, invested at 7%$488,811 of profit by year 30, before investment growth	$904,111
What you'd walk away with	$2,316,438
If you put the same money in stocks
Cash to close ($142,370) invested at 7%	$1,083,757
Monthly shortfalls ($6,874 total by yr 30) investedThe money you'd have put into the building while it lost money	$46,584
What you'd walk away with	$1,130,341
Building minus stocks	$1,186,097

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $495,200 of principal by year 30	$0
Plus rental profits, invested at 7%$272,896 of profit by year 30, before investment growth	$432,926
What you'd walk away with	$1,845,253
If you put the same money in stocks
Cash to close ($142,370) invested at 7%	$1,083,757
Monthly shortfalls ($44,526 total by yr 30) investedThe money you'd have put into the building while it lost money	$266,274
What you'd walk away with	$1,350,031
Building minus stocks	$495,222

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $471,750 of principal by year 30	$0
Plus rental profits, invested at 7%$539,885 of profit by year 30, before investment growth	$1,046,881
What you'd walk away with	$2,482,024
If you put the same money in stocks
Cash to close ($176,120) invested at 7%	$1,340,670
Monthly shortfalls ($1,783 total by yr 30) investedThe money you'd have put into the building while it lost money	$12,509
What you'd walk away with	$1,353,179
Building minus stocks	$1,128,845

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $471,750 of principal by year 30	$0
Plus rental profits, invested at 7%$313,026 of profit by year 30, before investment growth	$520,293
What you'd walk away with	$1,955,436
If you put the same money in stocks
Cash to close ($176,120) invested at 7%	$1,340,670
Monthly shortfalls ($28,491 total by yr 30) investedThe money you'd have put into the building while it lost money	$176,795
What you'd walk away with	$1,517,465
Building minus stocks	$437,971

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $464,250 of principal by year 30	$0
Plus rental profits, invested at 7%$556,867 of profit by year 30, before investment growth	$1,096,635
What you'd walk away with	$2,508,962
If you put the same money in stocks
Cash to close ($173,320) invested at 7%	$1,319,356
Monthly shortfalls ($802 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,702
What you'd walk away with	$1,325,058
Building minus stocks	$1,183,904

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $464,250 of principal by year 30	$0
Plus rental profits, invested at 7%$326,579 of profit by year 30, before investment growth	$551,319
What you'd walk away with	$1,963,646
If you put the same money in stocks
Cash to close ($173,320) invested at 7%	$1,319,356
Monthly shortfalls ($24,081 total by yr 30) investedThe money you'd have put into the building while it lost money	$151,261
What you'd walk away with	$1,470,617
Building minus stocks	$493,029

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 $2.30M, stocks $1.16M. 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 $2,625/mo · range $2,250–$3,125 · 20 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5855 Highway 7, Minneapolis	$3,045	3 / 2	1,560	0.8 mi	2024-04-12	Apartment
7450 Highway 7, Saint Louis Park	$3,250	3 / 2	1,750	1.0 mi	2026-09-29	Apartment
101 Blake Rd N, Hopkins	$1,765	3 / 2	1,250	1.3 mi	2026-05-27	Apartment
7400 Oak Park Village Dr, Saint Louis Park	$2,405	3 / 2.5	1,514	1.4 mi	2025-01-03	Apartment
3807 France Ave S, Minneapolis	$3,800	3 / 1	—	1.5 mi	2025-09-25	Duplex triplex
4820 Highway 7, Minneapolis	$2,305	3 / 1.5	1,200	1.5 mi	2024-04-12	Apartment
601 N Van Buren Trl, Hopkins	$2,404	3 / 2.5	1,376	1.8 mi	2024-04-12	Apartment
8300 31st St W Unit 112, Saint Louis Park	$1,799	3 / 2	873	1.9 mi	—	Apartment
8300 31st St W, Saint Louis Park	$1,799	3 / 2	873	1.9 mi	2026-02-03	Apartment
2921 Sunset Blvd, Minneapolis	$3,000	3 / 1	2,564	2.1 mi	2026-08-07	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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 3998 BRUNSWICK AVE S

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.	$8,914
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,464
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. "fully updated" in the description: -1 pts each	7% / 7%

Status history

2026-08-25New at $629,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$8,914
County	Hennepin
Parcel number	2111721230096

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 Saint Louis Park on rental licensing before you buy.