2627 Commerce Blvd

Far off

33 photos

Photos, via Realtor.com.

Asking price: $750,000
Monthly cash flow: −$2,694
Estimated rent: $2,900/mo
Break-even price: $243,785

Adjust the numbers See the full breakdown

From the listing

Once-in-a-lifetime lakefront opportunity - duplex properties on the water are virtually unheard of, and this gem on Lake Langdon checks every box. With approximately 60 feet of pristine lakefront, your own private dock, and individual screened-in patios off each unit overlooking the water, the lifestyle this property offers is truly unmatched. It also is in walking distance to tons of parks and beaches, Surfside Bar and Grill, Caribou Coffee, Back Channel Brewing and so much more! Both units have been nicely renovated and feature 2 bedrooms and 2 bathrooms, granite countertops, stainless steel appliances, and quality finishes throughout. Enjoy stunning views of the lake right from inside each unit - whether you're cooking in the kitchen or relaxing in the living room, the scenery never gets old. Step outside onto your own private deck for even more of that gorgeous lakefront backdrop. Shared laundry is conveniently located on the lower level. Unit 2629 boasts a finished attic space - currently used as a bonus room and perfect for a home office, playroom, or additional sleeping area (not counted in the bedroom total). The attic on the opposite unit offers exciting potential to finish for added square footage and even more usable living space. The income potential here is proven - unit 2627 was previously rented by the current owners for $3,000/month. There is no rental license required, which is an added perk. Live in one unit and let the other help pay your mortgage, or lease both and maximize your return on this rare lakefront asset. Opportunities like this simply do not come along. Don't let it slip away.

Description from Realtor.com, MLS #7082503. 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: $750,000
Cash to close: $172,500
Price per unit: $375,000
GRM: 21.6

Each month

Cash flow: −$2,694/mo
Cash-on-cash: −18.7%
Cap rate: 2.1%
DSCR: 0.33×

Break-even

Price that breaks even: $243,785
Rent that breaks even: $6,399/mo

Long run

Year 30: property vs stocks: $1.71M vs $3.91M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,900
Vacancy (6%)	−$174
Collected	$2,726
Property tax Listing	−$490
Insurance Estimate	−$215
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$232
Capital reserve (9% of rent)	−$261
Net operating income	$1,298
Mortgage (principal + interest)	−$3,992
Cash flow	−$2,694
Principal paid down (equity, not cash)	$508

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	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $675,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($97,500) invested at 7%	$742,195
Monthly shortfalls ($941,605 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,288,828
What you'd walk away with	$4,031,022
Building minus stocks	−$2,319,802

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $675,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($97,500) invested at 7%	$742,195
Monthly shortfalls ($1,081,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,670,453
What you'd walk away with	$4,412,648
Building minus stocks	−$2,701,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $666,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($96,200) invested at 7%	$732,299
Monthly shortfalls ($919,779 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,219,214
What you'd walk away with	$3,951,513
Building minus stocks	−$2,263,109

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $666,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($96,200) invested at 7%	$732,299
Monthly shortfalls ($1,059,845 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,600,840
What you'd walk away with	$4,333,139
Building minus stocks	−$2,644,735

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $600,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($172,500) invested at 7%	$1,313,114
Monthly shortfalls ($741,723 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,592,689
What you'd walk away with	$3,905,803
Building minus stocks	−$2,194,583

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $600,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($172,500) invested at 7%	$1,313,114
Monthly shortfalls ($881,789 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,974,315
What you'd walk away with	$4,287,429
Building minus stocks	−$2,576,209

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $592,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($170,200) invested at 7%	$1,295,606
Monthly shortfalls ($722,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,532,358
What you'd walk away with	$3,827,964
Building minus stocks	−$2,139,560

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $592,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($170,200) invested at 7%	$1,295,606
Monthly shortfalls ($862,628 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,913,984
What you'd walk away with	$4,209,590
Building minus stocks	−$2,521,186

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $562,500 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	$1,711,220
If you put the same money in stocks
Cash to close ($210,000) invested at 7%	$1,598,574
Monthly shortfalls ($651,907 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,309,887
What you'd walk away with	$3,908,461
Building minus stocks	−$2,197,241

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $562,500 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	$1,711,220
If you put the same money in stocks
Cash to close ($210,000) invested at 7%	$1,598,574
Monthly shortfalls ($791,973 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,691,513
What you'd walk away with	$4,290,086
Building minus stocks	−$2,578,866

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $555,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($207,200) invested at 7%	$1,577,259
Monthly shortfalls ($633,944 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,253,326
What you'd walk away with	$3,830,586
Building minus stocks	−$2,142,182

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $555,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($207,200) invested at 7%	$1,577,259
Monthly shortfalls ($774,010 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,634,952
What you'd walk away with	$4,212,212
Building minus stocks	−$2,523,808

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 $1.71M, stocks $3.91M. 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.

2 bed estimate $1,450/mo · range $1,300–$2,975 · 8 rentals within 4.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5616 Grandview Blvd, Mound	$1,406	2 / 1	990	0.9 mi	2026-02-11	Apartment
5616 Grandview Blvd Apt 201, Mound	$1,519	2 / 1	925	0.9 mi	—	Apartment
4601 Shoreline Dr, Spring Park	$1,250	2 / 1	839	1.5 mi	2026-01-13	Apartment
4400 W Arm Rd, Spring Park	$1,400	2 / 2	1,000	1.8 mi	2025-01-03	Apartment
4177 Shoreline Dr, Spring Park	$2,645	2 / 2	1,078	2.0 mi	2026-02-26	Apartment
4701 Kings Point Rd, Minnetrista	$3,069	2 / 2	1,313	3.1 mi	2024-05-18	Apartment
4075 Tower St, Saint Bonifacius	$1,245	2 / 1	700	4.3 mi	2026-06-10	Apartment
5603 Manitou Rd, Tonka Bay	$3,695	2 / 2.5	1,584	4.5 mi	2024-06-11	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 2627 COMMERCE BLVD
mediumAsking is $506,215 above the price where cash flow breaks even ($243,785) at the default scenario. Based on: Derived: price $750,000 vs. break-even $243,785

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 122 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.	$5,884
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. built 1912: +1 pt capital reserve	8% / 9%

Status history

2026-06-05New at $750,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$5,884
County	Hennepin
Parcel number	2311724140143

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 Mound on rental licensing before you buy.