2752 Chicago Ave

Minneapolis, MN · Phillips West · View the listing ↗

Cash flows

50 photos

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

Asking price: $475,000
Monthly cash flow: $133
Estimated rent: $5,050/mo
Break-even price: $500,070

Adjust the numbers See the full breakdown

From the listing

Rare, late Victorian up/down side-by-side duplex. With separate, private entrances and porches, each unit features three floors of living space plus a private, unfinished basement ideal for storage. The living spaces have retained their original character, with beautiful woodwork, hardwood floors, classic columns, and in one, even a window seat. One unit is vacant and move-in ready; the other has a month-to-month tenant, giving you the flexibility to retain the renter or occupy either. This gives a buyer the flexibility to live in one and use income from the other to help cover the mortgage. Abbott Northwestern Hospital is directly across the street. Midtown Global Market and other neighborhood shops are within walking distance. A newer two-car garage and two off-street spaces mean there's always a place to park.

Listing courtesy of Keller Williams Realty (Kari Lundin). Description from Realtor.com, MLS #7152658. 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: 7.8

Each month

Cash flow: $133/mo
Cash-on-cash: 1.5%
Cap rate: 6.7%
DSCR: 1.05×

Break-even

Price that breaks even: $500,070
Rent that breaks even: $4,874/mo

Long run

Year 30: property vs stocks: $2.25M vs $832K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$5,050
Vacancy (6%)	−$303
Collected	$4,747
Property tax Public record	−$677
Insurance Estimate	−$269
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$454
Capital reserve (9% of rent)	−$454
Net operating income	$2,662
Mortgage (principal + interest)	−$2,528
Cash flow	$133
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%$441,818 of profit by year 30, before investment growth	$831,329
What you'd walk away with	$1,915,102
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($16,166 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,194
What you'd walk away with	$576,251
Building minus stocks	$1,338,851

	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%$232,306 of profit by year 30, before investment growth	$369,074
What you'd walk away with	$1,452,846
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($50,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$308,493
What you'd walk away with	$778,550
Building minus stocks	$674,296

	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%$460,499 of profit by year 30, before investment growth	$880,675
What you'd walk away with	$1,941,632
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($13,022 total by yr 30) investedThe money you'd have put into the building while it lost money	$85,927
What you'd walk away with	$546,088
Building minus stocks	$1,395,544

	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%$247,395 of profit by year 30, before investment growth	$401,310
What you'd walk away with	$1,462,267
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($43,826 total by yr 30) investedThe money you'd have put into the building while it lost money	$271,117
What you'd walk away with	$731,278
Building minus stocks	$730,989

	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%$552,243 of profit by year 30, before investment growth	$1,166,023
What you'd walk away with	$2,249,796
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	$1,418,157

	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%$318,427 of profit by year 30, before investment growth	$567,681
What you'd walk away with	$1,651,454
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($10,092 total by yr 30) investedThe money you'd have put into the building while it lost money	$66,214
What you'd walk away with	$897,852
Building minus stocks	$753,602

	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%$571,404 of profit by year 30, before investment growth	$1,226,354
What you'd walk away with	$2,287,310
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	$1,473,179

	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%$334,562 of profit by year 30, before investment growth	$608,987
What you'd walk away with	$1,669,944
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($7,066 total by yr 30) investedThe money you'd have put into the building while it lost money	$47,188
What you'd walk away with	$861,319
Building minus stocks	$808,625

	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%$609,127 of profit by year 30, before investment growth	$1,345,131
What you'd walk away with	$2,428,904
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	$1,416,474

	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%$367,886 of profit by year 30, before investment growth	$699,007
What you'd walk away with	$1,782,780
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($2,667 total by yr 30) investedThe money you'd have put into the building while it lost money	$18,431
What you'd walk away with	$1,030,861
Building minus stocks	$751,919

	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%$627,090 of profit by year 30, before investment growth	$1,401,692
What you'd walk away with	$2,462,648
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	$1,471,532

	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%$384,510 of profit by year 30, before investment growth	$746,442
What you'd walk away with	$1,807,399
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($1,328 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,306
What you'd walk away with	$1,000,422
Building minus stocks	$806,977

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 $2.25M, 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.

4 bed estimate $2,525/mo · range $2,400–$2,550 · 6 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2820 12th Ave S, Minneapolis	$2,500	11 / 5	2,880	0.3 mi	2026-08-06	Duplex triplex
2820 12th Ave S Apt 1, Minneapolis	$2,500	4 / 2	1,440	0.3 mi	2026-08-13	Duplex triplex
2540 12th Ave S Apt 2, Minneapolis	$2,325	5 / 2	1,700	0.4 mi	—	Apartment
220 E 27th St, Minneapolis	$2,600	4 / 1	2,516	0.5 mi	2026-04-04	Apartment
2529 Pleasant Ave Unit 2, Minneapolis	$2,500	4 / 2	2,000	1.0 mi	2026-08-25	Apartment
2449 Lyndale Ave S, Minneapolis	$2,395	4 / 3	1,804	1.3 mi	2026-06-02	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

lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "vacant and move-in ready; the other has a month-to-month tenant, giving you the flexibility to retain the"

Opportunities

The seller bought for $93,000 in Mar 1995, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3502924320138: last sale 1995-03-01, $93,000

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 Public recordHennepin County record, current payable year (non-homestead)	$8,130
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,227
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 1905: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

Status history

2026-10-02New at $475,000

County record Public record

Recorded as	duplex
Living units	2
Year built	1905
Market value (2026)	$428,100
Property tax	$8,130
Special assessments	none
Homestead	no
Last sale	1995-03-01 · $93,000

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 674 m away.

Crime in Phillips West

313 incidents in the last 12 months (62 per 1,000 residents), −1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).