717 6th Ave S

Overpriced

32 photos

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

Asking price: $609,000
Monthly cash flow: −$738
Estimated rent: $4,850/mo
Break-even price: $470,357

Adjust the numbers See the full breakdown

From the listing

Discover an outstanding investment opportunity in the highly sought-after City of Hopkins with this exceptional side-by-side duplex offering the perfect blend of strong rental income and owner-occupant flexibility. Each spacious unit features 3 bedrooms, 2 bathrooms, an oversized attached garage, two bedrooms on the main level, one lower-level bedroom, a large and functional floor plan, and separate utilities so each tenant pays their own expenses. One side is available for an owner-occupant or a new tenant, while the other is leased through **April 30, 2027** at **$2,430 per month**, and the second unit is currently rented **month-to-month at $2,300 per month**, creating immediate cash flow with future flexibility. This turnkey property has been extensively updated with a new roof (2022), new garage doors on both units, new furnaces (2022 and 2024), new water heaters (2025), updated appliances, new front entry concrete, and numerous additional improvements, making it truly move-in ready. Situated in a wonderful neighborhood just minutes from vibrant Downtown Hopkins, you'll enjoy easy access to award-winning restaurants, coffee shops, breweries, shopping, entertainment, and the beloved Hopkins Raspberry Festival, along with nearby Valley Park, the scenic Nine Mile Creek Regional Trail, and Hopkins' incredible network of regional trails connecting to Minneapolis, Lake Minnetonka, and beyond for endless biking, walking, and outdoor recreation. The property is also conveniently located near major highways and the future Metro Green Line Extension, adding even more long-term convenience and value. This is an outstanding opportunity to own a beautifully maintained duplex in one of the west metro's most desirable communities-an investment you won't want to miss.

Listing courtesy of RE/MAX Results (Ryan Fischer). Description from Realtor.com, MLS #7112458. 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: $609,000
Cash to close: $140,070
Price per unit: $304,500
GRM: 10.5

Each month

Cash flow: −$738/mo
Cash-on-cash: −6.3%
Cap rate: 4.9%
DSCR: 0.77×

Break-even

Price that breaks even: $470,357
Rent that breaks even: $5,796/mo

Long run

Year 30: property vs stocks: $1.78M vs $1.35M
Cash flow turns positive: year 11

Monthly

Monthly breakdown

Rent	$4,850
Vacancy (6%)	−$291
Collected	$4,559
Property tax Listing	−$834
Insurance Estimate	−$215
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$388
Capital reserve (8% of rent)	−$388
Net operating income	$2,503
Mortgage (principal + interest)	−$3,241
Cash flow	−$738
Principal paid down (equity, not cash)	$412

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	$1,478,203
Minus 6% selling cost	−$88,692
Minus loan still owedTenants' rent paid down all $548,100 of principal by year 30	$0
Plus rental profits, invested at 7%$162,723 of profit by year 30, before investment growth	$227,695
What you'd walk away with	$1,617,206
If you put the same money in stocks
Cash to close ($79,170) invested at 7%	$602,662
Monthly shortfalls ($124,834 total by yr 30) investedThe money you'd have put into the building while it lost money	$690,872
What you'd walk away with	$1,293,534
Building minus stocks	$323,672

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,478,203
Minus 6% selling cost	−$88,692
Minus loan still owedTenants' rent paid down all $548,100 of principal by year 30	$0
Plus rental profits, invested at 7%$43,275 of profit by year 30, before investment growth	$50,890
What you'd walk away with	$1,440,400
If you put the same money in stocks
Cash to close ($79,170) invested at 7%	$602,662
Monthly shortfalls ($239,634 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,152,302
What you'd walk away with	$1,754,964
Building minus stocks	−$314,564

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $539,100 of principal by year 30	$0
Plus rental profits, invested at 7%$174,219 of profit by year 30, before investment growth	$247,734
What you'd walk away with	$1,614,428
If you put the same money in stocks
Cash to close ($77,870) invested at 7%	$592,766
Monthly shortfalls ($114,504 total by yr 30) investedThe money you'd have put into the building while it lost money	$641,297
What you'd walk away with	$1,234,063
Building minus stocks	$380,365

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $539,100 of principal by year 30	$0
Plus rental profits, invested at 7%$49,652 of profit by year 30, before investment growth	$59,342
What you'd walk away with	$1,426,036
If you put the same money in stocks
Cash to close ($77,870) invested at 7%	$592,766
Monthly shortfalls ($224,185 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,091,141
What you'd walk away with	$1,683,907
Building minus stocks	−$257,871

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,478,203
Minus 6% selling cost	−$88,692
Minus loan still owedTenants' rent paid down all $487,200 of principal by year 30	$0
Plus rental profits, invested at 7%$248,874 of profit by year 30, before investment growth	$389,459
What you'd walk away with	$1,778,970
If you put the same money in stocks
Cash to close ($140,070) invested at 7%	$1,066,249
Monthly shortfalls ($48,681 total by yr 30) investedThe money you'd have put into the building while it lost money	$287,371
What you'd walk away with	$1,353,620
Building minus stocks	$425,350

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,478,203
Minus 6% selling cost	−$88,692
Minus loan still owedTenants' rent paid down all $487,200 of principal by year 30	$0
Plus rental profits, invested at 7%$95,070 of profit by year 30, before investment growth	$124,819
What you'd walk away with	$1,514,330
If you put the same money in stocks
Cash to close ($140,070) invested at 7%	$1,066,249
Monthly shortfalls ($129,125 total by yr 30) investedThe money you'd have put into the building while it lost money	$660,967
What you'd walk away with	$1,727,216
Building minus stocks	−$212,886

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $479,200 of principal by year 30	$0
Plus rental profits, invested at 7%$261,694 of profit by year 30, before investment growth	$415,824
What you'd walk away with	$1,782,519
If you put the same money in stocks
Cash to close ($137,770) invested at 7%	$1,048,740
Monthly shortfalls ($42,341 total by yr 30) investedThe money you'd have put into the building while it lost money	$253,405
What you'd walk away with	$1,302,146
Building minus stocks	$480,373

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $479,200 of principal by year 30	$0
Plus rental profits, invested at 7%$103,436 of profit by year 30, before investment growth	$137,836
What you'd walk away with	$1,504,530
If you put the same money in stocks
Cash to close ($137,770) invested at 7%	$1,048,740
Monthly shortfalls ($118,331 total by yr 30) investedThe money you'd have put into the building while it lost money	$613,653
What you'd walk away with	$1,662,393
Building minus stocks	−$157,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,478,203
Minus 6% selling cost	−$88,692
Minus loan still owedTenants' rent paid down all $456,750 of principal by year 30	$0
Plus rental profits, invested at 7%$300,155 of profit by year 30, before investment growth	$499,640
What you'd walk away with	$1,889,151
If you put the same money in stocks
Cash to close ($170,520) invested at 7%	$1,298,042
Monthly shortfalls ($27,032 total by yr 30) investedThe money you'd have put into the building while it lost money	$167,916
What you'd walk away with	$1,465,958
Building minus stocks	$423,193

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,478,203
Minus 6% selling cost	−$88,692
Minus loan still owedTenants' rent paid down all $456,750 of principal by year 30	$0
Plus rental profits, invested at 7%$129,394 of profit by year 30, before investment growth	$180,483
What you'd walk away with	$1,569,994
If you put the same money in stocks
Cash to close ($170,520) invested at 7%	$1,298,042
Monthly shortfalls ($90,518 total by yr 30) investedThe money you'd have put into the building while it lost money	$486,996
What you'd walk away with	$1,785,038
Building minus stocks	−$215,044

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $449,250 of principal by year 30	$0
Plus rental profits, invested at 7%$313,757 of profit by year 30, before investment growth	$530,886
What you'd walk away with	$1,897,580
If you put the same money in stocks
Cash to close ($167,720) invested at 7%	$1,276,727
Monthly shortfalls ($22,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$142,601
What you'd walk away with	$1,419,329
Building minus stocks	$478,251

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $449,250 of principal by year 30	$0
Plus rental profits, invested at 7%$138,872 of profit by year 30, before investment growth	$196,901
What you'd walk away with	$1,563,595
If you put the same money in stocks
Cash to close ($167,720) invested at 7%	$1,276,727
Monthly shortfalls ($82,034 total by yr 30) investedThe money you'd have put into the building while it lost money	$446,853
What you'd walk away with	$1,723,580
Building minus stocks	−$159,985

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 $1.78M, stocks $1.35M. 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 $2,425/mo · range $1,875–$4,250 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5180 Lincoln Dr, Edina	$2,195	3 / 2	2,000	0.4 mi	2025-04-10	Apartment
11001 Bren Rd E, Hopkins	$1,839	3 / 2	1,339	1.0 mi	2025-05-09	Apartment
238 8th Ave N, Hopkins	$2,400	3 / 1	1,434	1.2 mi	2026-08-21	Duplex triplex
10702 Red Circle Dr, Minnetonka	$4,217	3 / 2	1,459	1.2 mi	2026-03-25	Apartment
11050 Red Circle Dr, Minnetonka	$3,985	3 / 2	1,684	1.3 mi	2024-04-12	Apartment
8594 Excelsior Blvd, Hopkins	$4,629	3 / 2	1,258	1.3 mi	2025-06-03	Apartment
101 Blake Rd N, Hopkins	$1,765	3 / 2	1,250	1.5 mi	2026-05-27	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 717 6TH AVE S
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "and the second unit is currently rented ** month-to-month at $2,300 per month**, creating immediate cash flow"

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.	$10,013
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,582
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

2026-07-23New at $609,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$10,013
County	Hennepin
Parcel number	2511722420036

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 Hopkins on rental licensing before you buy.