8015 4th Ave

Lino Lakes, MN · View the listing ↗

1 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $444,900
Monthly cash flow: −$313
Estimated rent: $3,900/mo
Break-even price: $386,040

Adjust the numbers See the full breakdown

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: $444,900
Cash to close: $102,327
Price per unit: $222,450
GRM: 9.5

Each month

Cash flow: −$313/mo
Cash-on-cash: −3.7%
Cap rate: 5.5%
DSCR: 0.87×

Break-even

Price that breaks even: $386,040
Rent that breaks even: $4,323/mo

Long run

Year 30: property vs stocks: $1.53M vs $856K
Cash flow turns positive: year 7

Monthly

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Listing	−$396
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (10% of rent)	−$390
Capital reserve (10% of rent)	−$390
Net operating income	$2,055
Mortgage (principal + interest)	−$2,368
Cash flow	−$313
Principal paid down (equity, not cash)	$301

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	$1,079,889
Minus 6% selling cost	−$64,793
Minus loan still owedTenants' rent paid down all $400,410 of principal by year 30	$0
Plus rental profits, invested at 7%$213,314 of profit by year 30, before investment growth	$334,751
What you'd walk away with	$1,349,847
If you put the same money in stocks
Cash to close ($57,837) invested at 7%	$440,270
Monthly shortfalls ($51,700 total by yr 30) investedThe money you'd have put into the building while it lost money	$312,362
What you'd walk away with	$752,632
Building minus stocks	$597,215

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,079,889
Minus 6% selling cost	−$64,793
Minus loan still owedTenants' rent paid down all $400,410 of principal by year 30	$0
Plus rental profits, invested at 7%$87,723 of profit by year 30, before investment growth	$116,507
What you'd walk away with	$1,131,603
If you put the same money in stocks
Cash to close ($57,837) invested at 7%	$440,270
Monthly shortfalls ($114,474 total by yr 30) investedThe money you'd have put into the building while it lost money	$607,340
What you'd walk away with	$1,047,610
Building minus stocks	$83,993

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,055,616
Minus 6% selling cost	−$63,337
Minus loan still owedTenants' rent paid down all $391,410 of principal by year 30	$0
Plus rental profits, invested at 7%$228,027 of profit by year 30, before investment growth	$365,531
What you'd walk away with	$1,357,810
If you put the same money in stocks
Cash to close ($56,537) invested at 7%	$430,374
Monthly shortfalls ($44,587 total by yr 30) investedThe money you'd have put into the building while it lost money	$273,529
What you'd walk away with	$703,903
Building minus stocks	$653,907

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,055,616
Minus 6% selling cost	−$63,337
Minus loan still owedTenants' rent paid down all $391,410 of principal by year 30	$0
Plus rental profits, invested at 7%$97,738 of profit by year 30, before investment growth	$132,603
What you'd walk away with	$1,124,882
If you put the same money in stocks
Cash to close ($56,537) invested at 7%	$430,374
Monthly shortfalls ($102,663 total by yr 30) investedThe money you'd have put into the building while it lost money	$553,822
What you'd walk away with	$984,196
Building minus stocks	$140,686

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,079,889
Minus 6% selling cost	−$64,793
Minus loan still owedTenants' rent paid down all $355,920 of principal by year 30	$0
Plus rental profits, invested at 7%$292,006 of profit by year 30, before investment growth	$512,029
What you'd walk away with	$1,527,125
If you put the same money in stocks
Cash to close ($102,327) invested at 7%	$778,939
Monthly shortfalls ($11,822 total by yr 30) investedThe money you'd have put into the building while it lost money	$76,691
What you'd walk away with	$855,631
Building minus stocks	$671,494

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,079,889
Minus 6% selling cost	−$64,793
Minus loan still owedTenants' rent paid down all $355,920 of principal by year 30	$0
Plus rental profits, invested at 7%$143,165 of profit by year 30, before investment growth	$212,202
What you'd walk away with	$1,227,297
If you put the same money in stocks
Cash to close ($102,327) invested at 7%	$778,939
Monthly shortfalls ($51,345 total by yr 30) investedThe money you'd have put into the building while it lost money	$290,085
What you'd walk away with	$1,069,024
Building minus stocks	$158,273

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,055,616
Minus 6% selling cost	−$63,337
Minus loan still owedTenants' rent paid down all $347,920 of principal by year 30	$0
Plus rental profits, invested at 7%$307,858 of profit by year 30, before investment growth	$551,839
What you'd walk away with	$1,544,118
If you put the same money in stocks
Cash to close ($100,027) invested at 7%	$761,431
Monthly shortfalls ($8,513 total by yr 30) investedThe money you'd have put into the building while it lost money	$56,170
What you'd walk away with	$817,601
Building minus stocks	$726,517

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,055,616
Minus 6% selling cost	−$63,337
Minus loan still owedTenants' rent paid down all $347,920 of principal by year 30	$0
Plus rental profits, invested at 7%$154,778 of profit by year 30, before investment growth	$234,312
What you'd walk away with	$1,226,591
If you put the same money in stocks
Cash to close ($100,027) invested at 7%	$761,431
Monthly shortfalls ($43,798 total by yr 30) investedThe money you'd have put into the building while it lost money	$251,864
What you'd walk away with	$1,013,295
Building minus stocks	$213,296

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,079,889
Minus 6% selling cost	−$64,793
Minus loan still owedTenants' rent paid down all $333,675 of principal by year 30	$0
Plus rental profits, invested at 7%$337,324 of profit by year 30, before investment growth	$629,441
What you'd walk away with	$1,644,537
If you put the same money in stocks
Cash to close ($124,572) invested at 7%	$948,274
Monthly shortfalls ($3,862 total by yr 30) investedThe money you'd have put into the building while it lost money	$26,345
What you'd walk away with	$974,619
Building minus stocks	$669,918

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,079,889
Minus 6% selling cost	−$64,793
Minus loan still owedTenants' rent paid down all $333,675 of principal by year 30	$0
Plus rental profits, invested at 7%$176,896 of profit by year 30, before investment growth	$278,666
What you'd walk away with	$1,293,762
If you put the same money in stocks
Cash to close ($124,572) invested at 7%	$948,274
Monthly shortfalls ($31,798 total by yr 30) investedThe money you'd have put into the building while it lost money	$188,791
What you'd walk away with	$1,137,065
Building minus stocks	$156,697

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,055,616
Minus 6% selling cost	−$63,337
Minus loan still owedTenants' rent paid down all $326,175 of principal by year 30	$0
Plus rental profits, invested at 7%$353,505 of profit by year 30, before investment growth	$674,127
What you'd walk away with	$1,666,406
If you put the same money in stocks
Cash to close ($121,772) invested at 7%	$926,960
Monthly shortfalls ($2,079 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,470
What you'd walk away with	$941,430
Building minus stocks	$724,976

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,055,616
Minus 6% selling cost	−$63,337
Minus loan still owedTenants' rent paid down all $326,175 of principal by year 30	$0
Plus rental profits, invested at 7%$189,256 of profit by year 30, before investment growth	$304,699
What you'd walk away with	$1,296,979
If you put the same money in stocks
Cash to close ($121,772) invested at 7%	$926,960
Monthly shortfalls ($26,194 total by yr 30) investedThe money you'd have put into the building while it lost money	$158,264
What you'd walk away with	$1,085,223
Building minus stocks	$211,756

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 $1.53M, stocks $856K. 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 $1,950/mo · range $1,625–$2,350 · 25 rentals within 9 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
705 Town Center Pkwy, Lino Lakes	$1,907	3 / 2	1,255	1.4 mi	2025-04-08	Apartment
33 Village Pkwy, Circle Pines	$2,155	3 / 1.5	1,200	4.4 mi	2025-09-22	Apartment
9001 Griggs Ave, Circle Pines	$2,300	3 / 2	1,245	4.8 mi	2025-01-04	Apartment
4631 Rosemary Way, Hugo	$2,750	3 / 2	1,348	5.8 mi	2025-12-23	Apartment
12373 Oak Park Blvd NE, Blaine	$2,189	3 / 2	1,330	5.9 mi	2024-04-12	Apartment
5891 Rice Creek Pkwy, Shoreview	$2,665	3 / 2.5	1,393	6.4 mi	2025-02-27	Apartment
9436 Ulysses St NE, Blaine	$2,495	3 / 2	1,418	6.8 mi	2024-05-01	Apartment
2109 Hillview Rd Apt 2, Mounds View	$1,899	3 / 2	1,400	6.9 mi	2025-12-02	Apartment
15853 Goodview Ave N, Hugo	$2,400	3 / 2	1,450	6.9 mi	2025-08-14	Apartment
15891 Goodview Ave N, Hugo	$2,400	3 / 2	1,450	6.9 mi	2026-04-10	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 8015 4TH AVE
mediumSold as-is: the seller won't fix what the inspection finds. Price that in. Listing says: "project that needs work and is being sold as-is . 3 BRs on same level on each"

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 235 days on market

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 2025. 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.	$4,758
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,458
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. "as-is" in the description: +2 pts each	10% / 10%

Status history

2026-02-12New at $444,900

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$4,758
County	Anoka
Parcel number	063122440009

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 Lino Lakes on rental licensing before you buy.