1398 25th St NW

Far off

17 photos

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

Asking price: $484,900
Monthly cash flow: −$1,218
Estimated rent: $3,225/mo
Break-even price: $255,993

Adjust the numbers See the full breakdown

From the listing

Rare investment opportunity in a highly desirable New Brighton location adjacent to Irondale High School and convenient to Long Lake Road, parks, and major roadways. This well-established property features a 3-bedroom, 2-bath on the main/lower level and 2-bedroom, 1-bath on the upper level. The main and upper levels have similar bedroom sizes with the main-level unit offering slightly more living space and the upper unit featuring a large private sundeck. The lower level walks out to the back yard. This lower level offers an excellent opportunity for an extended number of residents from a main or upper level lease. Long-term tenants add to the appeal for investors looking for an established rental property. Owner occupants can purchase this property with as little as 3-5% down and maybe reside in the basement with approval from authorities. Leases are month to month with 60-day notices. Situated on a corner lot, the fenced backyard backs to a wooded area, providing added privacy and outdoor space. A detached 2-car garage provides additional parking and storage. New washer and dryer in common area. Smoke detectors and carbon monoxide detectors have all been updated per code. City inspection recently completed. Whether you're looking for an income-producing duplex or owner-occupied investment, this property offers plenty of possibilities in a great location!

Listing courtesy of Keller Williams Classic Realty (The Bandimere Team). Description from Realtor.com, MLS #7129166. 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: $484,900
Cash to close: $111,527
Price per unit: $242,450
GRM: 12.5

Each month

Cash flow: −$1,218/mo
Cash-on-cash: −13.1%
Cap rate: 3.4%
DSCR: 0.53×

Break-even

Price that breaks even: $255,993
Rent that breaks even: $4,787/mo

Long run

Year 30: property vs stocks: $1.11M vs $1.77M
Cash flow turns positive: year 27

Monthly

Monthly breakdown

Rent	$3,225
Vacancy (6%)	−$194
Collected	$3,032
Property tax Listing	−$716
Insurance Estimate	−$207
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$258
Capital reserve (8% of rent)	−$258
Net operating income	$1,362
Mortgage (principal + interest)	−$2,581
Cash flow	−$1,218
Principal paid down (equity, not cash)	$328

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	$1,176,980
Minus 6% selling cost	−$70,619
Minus loan still owedTenants' rent paid down all $436,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,106,361
If you put the same money in stocks
Cash to close ($63,037) invested at 7%	$479,854
Monthly shortfalls ($336,473 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,362,349
What you'd walk away with	$1,842,203
Building minus stocks	−$735,842

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,176,980
Minus 6% selling cost	−$70,619
Minus loan still owedTenants' rent paid down all $436,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,106,361
If you put the same money in stocks
Cash to close ($63,037) invested at 7%	$479,854
Monthly shortfalls ($492,236 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,786,743
What you'd walk away with	$2,266,597
Building minus stocks	−$1,160,236

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,707
Minus 6% selling cost	−$69,162
Minus loan still owedTenants' rent paid down all $427,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,083,545
If you put the same money in stocks
Cash to close ($61,737) invested at 7%	$469,958
Monthly shortfalls ($314,647 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,292,736
What you'd walk away with	$1,762,694
Building minus stocks	−$679,149

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,707
Minus 6% selling cost	−$69,162
Minus loan still owedTenants' rent paid down all $427,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,083,545
If you put the same money in stocks
Cash to close ($61,737) invested at 7%	$469,958
Monthly shortfalls ($470,410 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,717,130
What you'd walk away with	$2,187,088
Building minus stocks	−$1,103,543

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,176,980
Minus 6% selling cost	−$70,619
Minus loan still owedTenants' rent paid down all $387,920 of principal by year 30	$0
Plus rental profits, invested at 7%$5,826 of profit by year 30, before investment growth	$6,172
What you'd walk away with	$1,112,533
If you put the same money in stocks
Cash to close ($111,527) invested at 7%	$848,972
Monthly shortfalls ($213,068 total by yr 30) investedThe money you'd have put into the building while it lost money	$918,444
What you'd walk away with	$1,767,416
Building minus stocks	−$654,883

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,176,980
Minus 6% selling cost	−$70,619
Minus loan still owedTenants' rent paid down all $387,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,106,361
If you put the same money in stocks
Cash to close ($111,527) invested at 7%	$848,972
Monthly shortfalls ($363,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,336,667
What you'd walk away with	$2,185,639
Building minus stocks	−$1,079,278

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,707
Minus 6% selling cost	−$69,162
Minus loan still owedTenants' rent paid down all $379,920 of principal by year 30	$0
Plus rental profits, invested at 7%$8,554 of profit by year 30, before investment growth	$9,235
What you'd walk away with	$1,092,780
If you put the same money in stocks
Cash to close ($109,227) invested at 7%	$831,464
Monthly shortfalls ($196,636 total by yr 30) investedThe money you'd have put into the building while it lost money	$861,176
What you'd walk away with	$1,692,640
Building minus stocks	−$599,860

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,707
Minus 6% selling cost	−$69,162
Minus loan still owedTenants' rent paid down all $379,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,083,545
If you put the same money in stocks
Cash to close ($109,227) invested at 7%	$831,464
Monthly shortfalls ($343,845 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,276,336
What you'd walk away with	$2,107,799
Building minus stocks	−$1,024,254

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,176,980
Minus 6% selling cost	−$70,619
Minus loan still owedTenants' rent paid down all $363,675 of principal by year 30	$0
Plus rental profits, invested at 7%$15,790 of profit by year 30, before investment growth	$17,749
What you'd walk away with	$1,124,110
If you put the same money in stocks
Cash to close ($135,772) invested at 7%	$1,033,531
Monthly shortfalls ($164,964 total by yr 30) investedThe money you'd have put into the building while it lost money	$747,181
What you'd walk away with	$1,780,712
Building minus stocks	−$656,602

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,176,980
Minus 6% selling cost	−$70,619
Minus loan still owedTenants' rent paid down all $363,675 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,106,361
If you put the same money in stocks
Cash to close ($135,772) invested at 7%	$1,033,531
Monthly shortfalls ($304,937 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,153,826
What you'd walk away with	$2,187,357
Building minus stocks	−$1,080,996

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,707
Minus 6% selling cost	−$69,162
Minus loan still owedTenants' rent paid down all $356,175 of principal by year 30	$0
Plus rental profits, invested at 7%$19,982 of profit by year 30, before investment growth	$22,931
What you'd walk away with	$1,106,476
If you put the same money in stocks
Cash to close ($132,972) invested at 7%	$1,012,217
Monthly shortfalls ($151,192 total by yr 30) investedThe money you'd have put into the building while it lost money	$695,802
What you'd walk away with	$1,708,019
Building minus stocks	−$601,543

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,707
Minus 6% selling cost	−$69,162
Minus loan still owedTenants' rent paid down all $356,175 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,083,545
If you put the same money in stocks
Cash to close ($132,972) invested at 7%	$1,012,217
Monthly shortfalls ($286,974 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,097,265
What you'd walk away with	$2,109,482
Building minus stocks	−$1,025,937

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 $1.11M, stocks $1.77M. Stocks win.

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 $1,800/mo · range $1,475–$1,925 · 8 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
4889 Old Highway 8, Mounds View	$1,648	3 / 2	1,215	0.8 mi	2025-04-09	Apartment
1652 69th Ave NE, Fridley	$1,875	3 / 1.5	1,200	1.1 mi	2024-04-12	Apartment
2109 Hillview Rd Apt 2, Mounds View	$1,899	3 / 2	1,400	1.5 mi	2025-12-02	Apartment
2901 Mounds View Blvd, Mounds View	$1,965	3 / 2	1,194	1.7 mi	2025-04-08	Apartment
700 7th St NW, New Brighton	$1,796	3 / 2	1,377	2.2 mi	2025-05-09	Apartment
1121 1129 79th Ave NE, Spring Lake Park	$1,375	3 / 1	1,050	2.2 mi	2026-04-03	Apartment
1230 Cheri Ln NE, Fridley	$1,775	3 / 1.5	1,033	2.6 mi	2025-07-01	Apartment
1120 52nd Ave NE, Fridley	$1,375	3 / 1	1,250	2.8 mi	2024-04-26	Apartment

2 bed estimate $1,425/mo · range $1,325–$1,550 · 22 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2311 26th Ave NW, New Brighton	$1,450	2 / 1	757	0.8 mi	2024-04-15	Apartment
4889 Old Highway 8, Mounds View	$1,430	2 / 1	919	0.8 mi	2025-04-09	Apartment
2657 Mounds View Blvd, Mounds View	$1,350	2 / 1	861	1.3 mi	2026-08-06	Apartment
1619 73rd Ave NE Apt 206, Fridley	$1,295	2 / 1	1,030	1.3 mi	—	Apartment
1619 73rd Ave NE, Fridley	$1,395	2 / 1	2,100	1.3 mi	—	Apartment
1461 73rd Ave NE, Fridley	$1,500	2 / 2	1,250	1.5 mi	2025-06-12	Apartment
2901 Mounds View Blvd, Mounds View	$1,653	2 / 2	982	1.7 mi	2025-04-08	Apartment
798 10th St NW, New Brighton	$1,175	2 / 1	735	1.9 mi	2025-01-03	Apartment
1417 10th St NW, New Brighton	$1,325	2 / 1.5	915	2.0 mi	2024-06-11	Apartment
1380 7th St NW, New Brighton	$1,100	2 / 1	—	2.1 mi	2026-06-12	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 1398 25TH ST NW
mediumAsking is $228,907 above the price where cash flow breaks even ($255,993) at the default scenario. Based on: Derived: price $484,900 vs. break-even $255,993
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "the basement with approval from authorities. Leases are month to month with 60-day notices. Situated on a corner lot"

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.	$8,597
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,479
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

2026-08-21New at $484,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$8,597
County	Ramsey
Parcel number	173023220007

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 New Brighton on rental licensing before you buy.