49 91st Ln NE

22 photos

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

Asking price: $449,900
Monthly cash flow: −$418
Estimated rent: $3,525/mo
Break-even price: $371,338

Adjust the numbers See the full breakdown

From the listing

Turnkey duplex in a fantastic location! This updated up/down duplex features a durable low-maintenance brick/stucco exterior with a detached three-car garage. A great setup with a three-bedroom unit and a two-bedroom unit. Recent updates include appliances, flooring, carpet, paint, lighting, plumbing fixtures, windows, and a new boiler - making this property move-in ready and easy to maintain. Located in a quiet neighborhood surrounded by single-family homes, yet close to schools, parks, trails, highways, shopping, dining, and Northtown Mall. Whether you're looking for a smart investment or a place to call home while building equity, this duplex checks all the boxes!

Listing courtesy of Keller Williams Classic Realty (Joel Friday). Description from Realtor.com, MLS #7107807. 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: $449,900
Cash to close: $103,477
Price per unit: $224,950
GRM: 10.6

Each month

Cash flow: −$418/mo
Cash-on-cash: −4.8%
Cap rate: 5.3%
DSCR: 0.83×

Break-even

Price that breaks even: $371,338
Rent that breaks even: $4,061/mo

Long run

Year 30: property vs stocks: $1.44M vs $916K
Cash flow turns positive: year 8

Monthly

Monthly breakdown

Rent	$3,525
Vacancy (6%)	−$212
Collected	$3,314
Property tax Listing	−$355
Insurance Estimate	−$188
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$282
Capital reserve (8% of rent)	−$282
Net operating income	$1,976
Mortgage (principal + interest)	−$2,395
Cash flow	−$418
Principal paid down (equity, not cash)	$305

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	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 of principal by year 30	$0
Plus rental profits, invested at 7%$176,133 of profit by year 30, before investment growth	$263,966
What you'd walk away with	$1,290,470
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($67,276 total by yr 30) investedThe money you'd have put into the building while it lost money	$392,737
What you'd walk away with	$837,955
Building minus stocks	$452,515

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 of principal by year 30	$0
Plus rental profits, invested at 7%$71,167 of profit by year 30, before investment growth	$91,489
What you'd walk away with	$1,117,993
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($132,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$684,133
What you'd walk away with	$1,129,351
Building minus stocks	−$11,358

	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%$189,586 of profit by year 30, before investment growth	$290,150
What you'd walk away with	$1,293,838
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($58,903 total by yr 30) investedThe money you'd have put into the building while it lost money	$349,308
What you'd walk away with	$784,630
Building minus stocks	$509,208

	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%$80,152 of profit by year 30, before investment growth	$105,158
What you'd walk away with	$1,108,845
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($119,721 total by yr 30) investedThe money you'd have put into the building while it lost money	$628,189
What you'd walk away with	$1,063,511
Building minus stocks	$45,334

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 of principal by year 30	$0
Plus rental profits, invested at 7%$249,256 of profit by year 30, before investment growth	$416,814
What you'd walk away with	$1,443,318
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($20,497 total by yr 30) investedThe money you'd have put into the building while it lost money	$127,996
What you'd walk away with	$915,689
Building minus stocks	$527,629

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 of principal by year 30	$0
Plus rental profits, invested at 7%$122,180 of profit by year 30, before investment growth	$174,817
What you'd walk away with	$1,201,321
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($63,674 total by yr 30) investedThe money you'd have put into the building while it lost money	$349,871
What you'd walk away with	$1,137,564
Building minus stocks	$63,757

	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%$263,946 of profit by year 30, before investment growth	$450,944
What you'd walk away with	$1,454,631
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($16,026 total by yr 30) investedThe money you'd have put into the building while it lost money	$101,794
What you'd walk away with	$871,979
Building minus stocks	$582,652

	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%$132,992 of profit by year 30, before investment growth	$194,378
What you'd walk away with	$1,198,066
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($55,325 total by yr 30) investedThe money you'd have put into the building while it lost money	$309,101
What you'd walk away with	$1,079,286
Building minus stocks	$118,780

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$291,909 of profit by year 30, before investment growth	$519,260
What you'd walk away with	$1,545,764
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($9,272 total by yr 30) investedThe money you'd have put into the building while it lost money	$60,797
What you'd walk away with	$1,019,728
Building minus stocks	$526,036

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$153,882 of profit by year 30, before investment growth	$233,965
What you'd walk away with	$1,260,469
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($41,498 total by yr 30) investedThe money you'd have put into the building while it lost money	$239,375
What you'd walk away with	$1,198,306
Building minus stocks	$62,163

	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%$307,027 of profit by year 30, before investment growth	$557,943
What you'd walk away with	$1,561,630
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($6,427 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,920
What you'd walk away with	$980,536
Building minus stocks	$581,094

	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%$165,365 of profit by year 30, before investment growth	$256,729
What you'd walk away with	$1,260,416
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($35,017 total by yr 30) investedThe money you'd have put into the building while it lost money	$205,579
What you'd walk away with	$1,143,195
Building minus stocks	$117,221

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 $1.44M, stocks $916K. 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 $1,975/mo · range $1,725–$2,150 · 6 rentals within 2.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
9240 University Ave NW, Minneapolis	$1,805	3 / 2	1,278	0.2 mi	2026-09-29	Apartment
9401 Polk St NE, Blaine	$1,999	3 / 2	1,316	1.1 mi	2026-01-16	Apartment
9436 Ulysses St NE, Blaine	$2,495	3 / 2	1,418	1.3 mi	2024-05-01	Apartment
9900 Redwood St NW, Coon Rapids	$1,950	3 / 2	1,161	1.5 mi	2025-04-16	Apartment
1121 1129 79th Ave NE, Spring Lake Park	$1,375	3 / 1	1,050	2.1 mi	2026-04-03	Apartment
2901 Mounds View Blvd, Mounds View	$1,965	3 / 2	1,194	2.6 mi	2025-04-08	Apartment

2 bed estimate $1,550/mo · range $1,475–$1,725 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
9240 University Ave NW, Minneapolis	$1,430	2 / 1	990	0.2 mi	2026-09-29	Apartment
241 99th Ave NE, Blaine	$1,460	2 / 1	875	0.9 mi	2026-08-19	Apartment
9401 Polk St NE, Blaine	$1,699	2 / 2	1,056	1.1 mi	2026-01-16	Apartment
10060 Dogwood St NW, Coon Rapids	$1,549	2 / 1	1,095	1.1 mi	2025-01-03	Apartment
750 99th Ave NW, Coon Rapids	$1,475	2 / 1.5	1,051	1.3 mi	2025-03-06	Apartment
9436 Ulysses St NE, Blaine	$2,020	2 / 2	1,067	1.3 mi	2024-05-01	Apartment
9787 Palm St NW, Coon Rapids	$1,525	2 / 1	915	1.4 mi	2024-04-12	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 49 91ST LN NE

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.	$4,262
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,255
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

2026-07-20New at $449,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$4,262
County	Anoka
Parcel number	313123220006

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 Blaine on rental licensing before you buy.