4100 Lake Breeze Ave

Brooklyn Center, MN · View the listing ↗

Overpriced

27 photos

Photos, via Realtor.com.

Asking price: $625,000
Monthly cash flow: −$703
Estimated rent: $5,500/mo
Break-even price: $492,829

Adjust the numbers See the full breakdown

From the listing

Turnkey Fourplex in Prime Location! A rare opportunity to own a well-maintained fourplex with multiple income streams in place. Units have been remodeled & updated throughout, offering tenant appeal & reduced near-term capital needs for the next owner. 2 of the 4 units are established, income-producing Airbnb rentals with room to raise nightly rates - a built-in upside for an investor looking to maximize returns. Beyond rent, the building generates bonus income from owned coin-op laundry & garage rentals, adding steady, low-effort cash flow month after month. Parking is a standout feature: four private garages plus additional off-street parking, a major draw for tenants and short-term guests alike. A newer roof on the apartment building and garage means one less capital expenditure. An on-site caretaker adds convenience and helps keep operations running smoothly. Location seals the deal - an easy walk to coffee and parks, with quick access to major highways for tenants commuting or exploring the metro. Multiple income sources, recent updates, and a location that works for renters & guests alike - this is a fourplex that checks every box for a savvy buyer.

Description from Realtor.com, MLS #7131870. 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: $625,000
Cash to close: $143,750
Price per unit: $156,250
GRM: 9.5

Each month

Cash flow: −$703/mo
Cash-on-cash: −5.9%
Cap rate: 5.0%
DSCR: 0.79×

Break-even

Price that breaks even: $492,829
Rent that breaks even: $6,414/mo

Long run

Year 30: property vs stocks: $1.85M vs $1.35M
Cash flow turns positive: year 10

Monthly

Monthly breakdown

Rent	$5,500
Vacancy (6%)	−$330
Collected	$5,170
Property tax Listing	−$836
Insurance Estimate	−$376
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$495
Capital reserve (8% of rent)	−$440
Net operating income	$2,623
Mortgage (principal + interest)	−$3,327
Cash flow	−$703
Principal paid down (equity, not cash)	$423

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	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $562,500 of principal by year 30	$0
Plus rental profits, invested at 7%$174,300 of profit by year 30, before investment growth	$247,286
What you'd walk away with	$1,673,303
If you put the same money in stocks
Cash to close ($81,250) invested at 7%	$618,496
Monthly shortfalls ($119,194 total by yr 30) investedThe money you'd have put into the building while it lost money	$666,409
What you'd walk away with	$1,284,905
Building minus stocks	$388,398

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $562,500 of principal by year 30	$0
Plus rental profits, invested at 7%$38,294 of profit by year 30, before investment growth	$44,613
What you'd walk away with	$1,470,630
If you put the same money in stocks
Cash to close ($81,250) invested at 7%	$618,496
Monthly shortfalls ($248,829 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,187,509
What you'd walk away with	$1,806,005
Building minus stocks	−$335,375

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $553,500 of principal by year 30	$0
Plus rental profits, invested at 7%$185,986 of profit by year 30, before investment growth	$267,882
What you'd walk away with	$1,671,083
If you put the same money in stocks
Cash to close ($79,950) invested at 7%	$608,600
Monthly shortfalls ($109,053 total by yr 30) investedThe money you'd have put into the building while it lost money	$617,392
What you'd walk away with	$1,225,992
Building minus stocks	$445,091

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $553,500 of principal by year 30	$0
Plus rental profits, invested at 7%$44,169 of profit by year 30, before investment growth	$52,203
What you'd walk away with	$1,455,404
If you put the same money in stocks
Cash to close ($79,950) invested at 7%	$608,600
Monthly shortfalls ($232,879 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,125,486
What you'd walk away with	$1,734,086
Building minus stocks	−$278,682

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $500,000 of principal by year 30	$0
Plus rental profits, invested at 7%$265,215 of profit by year 30, before investment growth	$421,518
What you'd walk away with	$1,847,535
If you put the same money in stocks
Cash to close ($143,750) invested at 7%	$1,094,262
Monthly shortfalls ($43,541 total by yr 30) investedThe money you'd have put into the building while it lost money	$260,526
What you'd walk away with	$1,354,788
Building minus stocks	$492,747

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $500,000 of principal by year 30	$0
Plus rental profits, invested at 7%$89,420 of profit by year 30, before investment growth	$116,534
What you'd walk away with	$1,542,551
If you put the same money in stocks
Cash to close ($143,750) invested at 7%	$1,094,262
Monthly shortfalls ($133,387 total by yr 30) investedThe money you'd have put into the building while it lost money	$679,315
What you'd walk away with	$1,773,577
Building minus stocks	−$231,026

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $492,000 of principal by year 30	$0
Plus rental profits, invested at 7%$278,628 of profit by year 30, before investment growth	$450,173
What you'd walk away with	$1,853,374
If you put the same money in stocks
Cash to close ($141,450) invested at 7%	$1,076,753
Monthly shortfalls ($37,792 total by yr 30) investedThe money you'd have put into the building while it lost money	$228,850
What you'd walk away with	$1,305,603
Building minus stocks	$547,771

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $492,000 of principal by year 30	$0
Plus rental profits, invested at 7%$97,723 of profit by year 30, before investment growth	$129,398
What you'd walk away with	$1,532,598
If you put the same money in stocks
Cash to close ($141,450) invested at 7%	$1,076,753
Monthly shortfalls ($122,529 total by yr 30) investedThe money you'd have put into the building while it lost money	$631,848
What you'd walk away with	$1,708,601
Building minus stocks	−$176,003

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $468,750 of principal by year 30	$0
Plus rental profits, invested at 7%$319,559 of profit by year 30, before investment growth	$541,665
What you'd walk away with	$1,967,682
If you put the same money in stocks
Cash to close ($175,000) invested at 7%	$1,332,145
Monthly shortfalls ($23,037 total by yr 30) investedThe money you'd have put into the building while it lost money	$145,005
What you'd walk away with	$1,477,149
Building minus stocks	$490,533

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $468,750 of principal by year 30	$0
Plus rental profits, invested at 7%$124,126 of profit by year 30, before investment growth	$172,369
What you'd walk away with	$1,598,386
If you put the same money in stocks
Cash to close ($175,000) invested at 7%	$1,332,145
Monthly shortfalls ($93,247 total by yr 30) investedThe money you'd have put into the building while it lost money	$499,482
What you'd walk away with	$1,831,626
Building minus stocks	−$233,240

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $461,250 of principal by year 30	$0
Plus rental profits, invested at 7%$333,410 of profit by year 30, before investment growth	$574,037
What you'd walk away with	$1,977,237
If you put the same money in stocks
Cash to close ($172,200) invested at 7%	$1,310,830
Monthly shortfalls ($18,925 total by yr 30) investedThe money you'd have put into the building while it lost money	$120,815
What you'd walk away with	$1,431,646
Building minus stocks	$545,591

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $461,250 of principal by year 30	$0
Plus rental profits, invested at 7%$133,396 of profit by year 30, before investment growth	$188,212
What you'd walk away with	$1,591,412
If you put the same money in stocks
Cash to close ($172,200) invested at 7%	$1,310,830
Monthly shortfalls ($84,554 total by yr 30) investedThe money you'd have put into the building while it lost money	$458,763
What you'd walk away with	$1,769,594
Building minus stocks	−$178,182

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 $1.85M, stocks $1.35M. 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.

2 bed estimate $1,375/mo · range $1,275–$1,650 · 17 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
4199 46th Ave N, Robbinsdale	$1,625	2 / 1.5	1,000	0.3 mi	2024-06-11	Apartment
3401 47th Ave N, Brooklyn Center	$1,300	2 / 1	750	0.5 mi	2025-10-20	Apartment
3413 53rd Ave N, Brooklyn Center	$1,479	2 / 1	950	0.6 mi	2026-04-21	Apartment
5401 51st Ave N, Crystal	$1,620	2 / 2	1,265	0.7 mi	2026-09-28	Apartment
5101 56th Ave N Unit 3, Crystal	$1,400	2 / 1	742	0.9 mi	2026-09-08	Apartment
3927 W Broadway Ave, Robbinsdale	$1,250	2 / 1	—	1.2 mi	2026-02-04	Apartment
4329 Thomas Ave N, Minneapolis	$1,750	2 / 1	870	1.2 mi	—	Apartment
5800 42nd Ave N, Robbinsdale	$1,145	2 / 1	875	1.2 mi	—	Apartment
5301 Russell Ave N, Minneapolis	$1,685	2 / 1	1,200	1.2 mi	2025-05-06	Apartment
5332 Hanson Ct N Apt 2, Crystal	$1,350	2 / 1	900	1.3 mi	—	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 4100 LAKE BREEZE AVE

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.	$10,030
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,514
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-09-09New at $625,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$10,030
County	Hennepin
Parcel number	1011821320064

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 Brooklyn Center on rental licensing before you buy.

Nearest highway

MN 100, about 285 m away.