4162 Adair Ave N

26 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $439,900
Monthly cash flow: −$236
Estimated rent: $4,000/mo
Break-even price: $395,575

Adjust the numbers See the full breakdown

From the listing

Property is currently rented and cleanly maintained. Discover updated duplex in the heart of Robbinsdale with easy access to Highway 100, metro bus services, shopping, restaurants, faith centers etc. This duplex is designed for excellent rental and/or owner occupancy. This duplex feature recent major upgrades in both units. The front unit features two bedrooms, 1 bathroom, kitchen, and a living room on the main level. The lower level offers the third bedroom, three quarter bathroom, family room area, bonus room, and laundry. The rear unit features two bedrooms, one bathroom, kitchen with dining area, and living room. The lower level offers a nice third bedroom, three quarter bath, finished family room, and large laundry room. This duplex has a detached 2 car garage with off site parking. Set near parks and priced to sell, this residence combines comfort, convenience and value.

Listing courtesy of RE/MAX Results (Scott Housman). Description from Realtor.com, MLS #7079020. 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: 9.2

Each month

Cash flow: −$236/mo
Cash-on-cash: −2.8%
Cap rate: 5.7%
DSCR: 0.90×

Break-even

Price that breaks even: $395,575
Rent that breaks even: $4,302/mo

Long run

Year 30: property vs stocks: $1.58M vs $817K
Cash flow turns positive: year 5

Monthly

Monthly breakdown

Rent	$4,000
Vacancy (6%)	−$240
Collected	$3,760
Property tax Listing	−$560
Insurance Estimate	−$225
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$320
Capital reserve (8% of rent)	−$320
Net operating income	$2,105
Mortgage (principal + interest)	−$2,341
Cash flow	−$236
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%$234,829 of profit by year 30, before investment growth	$380,069
What you'd walk away with	$1,383,756
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($42,229 total by yr 30) investedThe money you'd have put into the building while it lost money	$260,807
What you'd walk away with	$696,129
Building minus stocks	$687,627

	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%$99,513 of profit by year 30, before investment growth	$135,670
What you'd walk away with	$1,139,358
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($100,107 total by yr 30) investedThe money you'd have put into the building while it lost money	$542,789
What you'd walk away with	$978,111
Building minus stocks	$161,247

	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%$250,425 of profit by year 30, before investment growth	$414,402
What you'd walk away with	$1,395,273
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($35,998 total by yr 30) investedThe money you'd have put into the building while it lost money	$225,527
What you'd walk away with	$650,953
Building minus stocks	$744,320

	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%$110,289 of profit by year 30, before investment growth	$153,722
What you'd walk away with	$1,134,593
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($89,057 total by yr 30) investedThe money you'd have put into the building while it lost money	$491,228
What you'd walk away with	$916,654
Building minus stocks	$217,939

	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%$316,904 of profit by year 30, before investment growth	$574,676
What you'd walk away with	$1,578,363
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($7,066 total by yr 30) investedThe money you'd have put into the building while it lost money	$47,106
What you'd walk away with	$817,291
Building minus stocks	$761,072

	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%$158,189 of profit by year 30, before investment growth	$241,476
What you'd walk away with	$1,245,164
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($41,546 total by yr 30) investedThe money you'd have put into the building while it lost money	$240,287
What you'd walk away with	$1,010,472
Building minus stocks	$234,692

	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%$333,510 of profit by year 30, before investment growth	$618,539
What you'd walk away with	$1,599,410
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($4,511 total by yr 30) investedThe money you'd have put into the building while it lost money	$30,638
What you'd walk away with	$783,315
Building minus stocks	$816,095

	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%$170,552 of profit by year 30, before investment growth	$266,173
What you'd walk away with	$1,247,044
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($34,748 total by yr 30) investedThe money you'd have put into the building while it lost money	$204,652
What you'd walk away with	$957,329
Building minus stocks	$289,715

	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%$363,971 of profit by year 30, before investment growth	$703,603
What you'd walk away with	$1,707,291
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($1,453 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,160
What you'd walk away with	$947,777
Building minus stocks	$759,514

	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%$193,517 of profit by year 30, before investment growth	$314,373
What you'd walk away with	$1,318,060
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($24,194 total by yr 30) investedThe money you'd have put into the building while it lost money	$147,310
What you'd walk away with	$1,084,927
Building minus stocks	$233,133

	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%$380,957 of profit by year 30, before investment growth	$753,391
What you'd walk away with	$1,734,262
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($476 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,388
What you'd walk away with	$919,690
Building minus stocks	$814,572

	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%$206,602 of profit by year 30, before investment growth	$343,350
What you'd walk away with	$1,324,221
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($19,315 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,727
What you'd walk away with	$1,036,030
Building minus stocks	$288,191

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 $1.58M, stocks $817K. 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 $2,000/mo · range $1,550–$2,550 · 9 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
4199 46th Ave N, Robbinsdale	$2,690	3 / 1.5	1,440	1.2 mi	2024-06-11	Apartment
3045 Grimes Ave N, Robbinsdale	$1,850	3 / 1	1,400	1.9 mi	2026-09-15	Apartment
7300 Bass Lake Rd, New Hope	$1,379	3 / 2	1,600	1.9 mi	2026-07-17	Apartment
5615 Xylon Ave N, New Hope	$2,349	3 / 1	1,100	2.2 mi	2025-11-11	Apartment
5501 Boone Ave N, New Hope	$1,600	3 / 2	1,300	2.3 mi	2026-07-17	Apartment
4545 Nathan Ln N, Plymouth	$2,295	3 / 2	1,422	2.5 mi	2025-01-03	Apartment
3023 Queen Ave N, Minneapolis	$1,450	3 / 1	820	2.6 mi	2026-07-31	Duplex triplex
6455 Zane Ave N, Brooklyn Park	$1,975	3 / 2	1,540	2.8 mi	2025-10-24	Apartment
9900 56th Ave N, Plymouth	$2,805	3 / 2	1,285	3.0 mi	2025-02-26	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 4162 ADAIR AVE N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 132 days on market
Motivated-seller language: room to negotiate. Listing says: "with off site parking. Set near parks and priced to sell , this residence combines comfort, convenience and value."

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.	$6,714
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,701
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

2026-05-26New at $439,900

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$6,714
County	Hennepin
Parcel number	1611821230012

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 Robbinsdale on rental licensing before you buy.