245 Glenmoor Ln

Cash flows

18 photos

Photos, via Realtor.com.

Asking price: $475,000
Monthly cash flow: $22
Estimated rent: $4,500/mo
Break-even price: $479,137

Adjust the numbers See the full breakdown

From the listing

Offering a flexible multi-family layout in a convenient Long Lake location, this property provides a variety of possibilities for owner-occupants, multi-generational living, or investment use. The upper level features two bedrooms, a full bathroom, kitchen, dining area, spacious family room with a gas fireplace, and an additional flex room that works well as a home office or bonus space. A covered porch extends across the back of the home and provides an inviting place to enjoy the outdoors. New windows since 2022 excluding the laundry room and garage. The walkout lower level includes three bedrooms, a full bathroom, kitchen with granite countertops, dining area, and a comfortable family room with a gas fireplace. Step directly outside to the patio and fully fenced backyard. The property backs up to the Long Lake trail and offers direct access. The property line extends beyond the fence, and a wooded buffer creates privacy and a natural backdrop. Additional features include shared laundry, an attached garage, a large driveway, nearby tennis courts, and convenient access to area roadways. A unique opportunity in the heart of Long Lake and Orono School District.

Description from Realtor.com, MLS #7131177. 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: $475,000
Cash to close: $109,250
Price per unit: $237,500
GRM: 8.8

Each month

Cash flow: $22/mo
Cash-on-cash: 0.2%
Cap rate: 6.4%
DSCR: 1.01×

Break-even

Price that breaks even: $479,137
Rent that breaks even: $4,472/mo

Long run

Year 30: property vs stocks: $2.10M vs $832K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,500
Vacancy (6%)	−$270
Collected	$4,230
Property tax Listing	−$537
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$360
Capital reserve (8% of rent)	−$360
Net operating income	$2,550
Mortgage (principal + interest)	−$2,528
Cash flow	$22
Principal paid down (equity, not cash)	$322

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	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $427,500 of principal by year 30	$0
Plus rental profits, invested at 7%$394,239 of profit by year 30, before investment growth	$713,435
What you'd walk away with	$1,797,208
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($21,678 total by yr 30) investedThe money you'd have put into the building while it lost money	$141,666
What you'd walk away with	$611,723
Building minus stocks	$1,185,485

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $427,500 of principal by year 30	$0
Plus rental profits, invested at 7%$213,978 of profit by year 30, before investment growth	$331,679
What you'd walk away with	$1,415,451
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($58,760 total by yr 30) investedThe money you'd have put into the building while it lost money	$352,088
What you'd walk away with	$822,144
Building minus stocks	$593,307

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 of principal by year 30	$0
Plus rental profits, invested at 7%$412,921 of profit by year 30, before investment growth	$762,781
What you'd walk away with	$1,823,738
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($18,534 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,399
What you'd walk away with	$581,560
Building minus stocks	$1,242,178

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 of principal by year 30	$0
Plus rental profits, invested at 7%$228,348 of profit by year 30, before investment growth	$361,135
What you'd walk away with	$1,422,092
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($51,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$311,931
What you'd walk away with	$772,092
Building minus stocks	$650,000

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $380,000 of principal by year 30	$0
Plus rental profits, invested at 7%$499,153 of profit by year 30, before investment growth	$1,012,657
What you'd walk away with	$2,096,429
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$831,639
Building minus stocks	$1,264,790

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $380,000 of principal by year 30	$0
Plus rental profits, invested at 7%$296,381 of profit by year 30, before investment growth	$514,050
What you'd walk away with	$1,597,823
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($14,572 total by yr 30) investedThe money you'd have put into the building while it lost money	$93,572
What you'd walk away with	$925,210
Building minus stocks	$672,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$518,313 of profit by year 30, before investment growth	$1,072,988
What you'd walk away with	$2,133,944
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$814,131
Building minus stocks	$1,319,813

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$311,864 of profit by year 30, before investment growth	$551,987
What you'd walk away with	$1,612,943
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($10,894 total by yr 30) investedThe money you'd have put into the building while it lost money	$71,177
What you'd walk away with	$885,308
Building minus stocks	$727,635

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $356,250 of principal by year 30	$0
Plus rental profits, invested at 7%$556,036 of profit by year 30, before investment growth	$1,191,765
What you'd walk away with	$2,275,538
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,012,430
Building minus stocks	$1,263,108

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $356,250 of principal by year 30	$0
Plus rental profits, invested at 7%$343,905 of profit by year 30, before investment growth	$634,806
What you'd walk away with	$1,718,578
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($5,213 total by yr 30) investedThe money you'd have put into the building while it lost money	$35,219
What you'd walk away with	$1,047,649
Building minus stocks	$670,929

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$573,999 of profit by year 30, before investment growth	$1,248,325
What you'd walk away with	$2,309,282
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$991,116
Building minus stocks	$1,318,166

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$359,894 of profit by year 30, before investment growth	$678,369
What you'd walk away with	$1,739,326
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($3,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$22,222
What you'd walk away with	$1,013,337
Building minus stocks	$725,989

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 $2.10M, stocks $832K. 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 $2,675/mo · range $2,000–$2,675 · 6 rentals within 5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
17830 Valley Cove Ct, Minnetonka	$3,500	3 / 2	2,129	4.0 mi	2026-09-18	Multi family
15215 18th Ave N, Plymouth	$1,925	3 / 2	1,350	4.1 mi	2025-12-30	Apartment
15100 18th Ave N, Plymouth	$2,480	3 / 2	1,250	4.1 mi	2025-01-03	Apartment
501 Carlson Pkwy, Minnetonka	$3,576	3 / 2	1,457	4.4 mi	2024-06-11	Apartment
4760 Ironwood Cir, Medina	$2,999	3 / 3	1,637	4.7 mi	2026-06-30	Apartment
3900 Plymouth Blvd, Plymouth	$1,995	3 / 2	1,225	4.9 mi	2026-01-02	Apartment

2 bed estimate $1,825/mo · range $1,675–$2,600 · 15 rentals within 5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
520 Virginia Ave, Long Lake	$2,575	2 / 2	1,023	1.0 mi	2024-04-12	Apartment
1405 Olive Ln N, Minneapolis	$1,645	2 / 2	1,142	2.5 mi	2025-04-11	Apartment
17600 14th Ave N, Plymouth	$1,610	2 / 1.5	969	2.6 mi	2024-04-12	Apartment
240 Central Ave N, Wayzata	$1,875	2 / 1	1,035	2.6 mi	2025-06-04	Apartment
155 Gleason Lake Rd, Wayzata	$1,990	2 / 2	995	3.1 mi	2024-12-21	Apartment
2205 Shenandoah Ln N, Plymouth	$1,600	2 / 1	869	4.0 mi	2025-12-04	Apartment
1508 Clare Ln, Wayzata	$3,213	2 / 2	1,109	4.0 mi	2026-09-29	Apartment
15215 18th Ave N, Plymouth	$1,669	2 / 1	1,040	4.1 mi	2025-12-30	Apartment
15100 18th Ave N, Plymouth	$1,881	2 / 2	1,150	4.1 mi	2025-01-03	Apartment
14710 13th Ave N Apt 1, Minneapolis	$1,795	2 / 1	1,000	4.4 mi	2026-09-02	Duplex triplex

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 245 GLENMOOR LN

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.	$6,448
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,310
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 $475,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$6,448
County	Hennepin
Parcel number	3511823310034

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 Long Lake on rental licensing before you buy.