5116 Edgewood Ave N

Crystal, MN · View the listing ↗

Overpriced

11 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $664,900
Monthly cash flow: −$854
Estimated rent: $5,600/mo
Break-even price: $504,454

Adjust the numbers See the full breakdown

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: $664,900
Cash to close: $152,927
Price per unit: $166,225
GRM: 9.9

Each month

Cash flow: −$854/mo
Cash-on-cash: −6.7%
Cap rate: 4.8%
DSCR: 0.76×

Break-even

Price that breaks even: $504,454
Rent that breaks even: $6,709/mo

Long run

Year 30: property vs stocks: $1.89M vs $1.52M
Cash flow turns positive: year 12

Monthly

Monthly breakdown

Rent	$5,600
Vacancy (6%)	−$336
Collected	$5,264
Property tax Listing	−$833
Insurance Estimate	−$394
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$504
Capital reserve (8% of rent)	−$448
Net operating income	$2,685
Mortgage (principal + interest)	−$3,539
Cash flow	−$854
Principal paid down (equity, not cash)	$450

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	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $598,410 of principal by year 30	$0
Plus rental profits, invested at 7%$151,553 of profit by year 30, before investment growth	$207,258
What you'd walk away with	$1,724,312
If you put the same money in stocks
Cash to close ($86,437) invested at 7%	$657,980
Monthly shortfalls ($148,941 total by yr 30) investedThe money you'd have put into the building while it lost money	$809,283
What you'd walk away with	$1,467,264
Building minus stocks	$257,048

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $598,410 of principal by year 30	$0
Plus rental profits, invested at 7%$27,010 of profit by year 30, before investment growth	$30,377
What you'd walk away with	$1,547,430
If you put the same money in stocks
Cash to close ($86,437) invested at 7%	$657,980
Monthly shortfalls ($294,870 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,369,335
What you'd walk away with	$2,027,315
Building minus stocks	−$479,885

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,589,614
Minus 6% selling cost	−$95,377
Minus loan still owedTenants' rent paid down all $589,410 of principal by year 30	$0
Plus rental profits, invested at 7%$162,331 of profit by year 30, before investment growth	$225,314
What you'd walk away with	$1,719,551
If you put the same money in stocks
Cash to close ($85,137) invested at 7%	$648,085
Monthly shortfalls ($137,893 total by yr 30) investedThe money you'd have put into the building while it lost money	$757,726
What you'd walk away with	$1,405,811
Building minus stocks	$313,740

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,589,614
Minus 6% selling cost	−$95,377
Minus loan still owedTenants' rent paid down all $589,410 of principal by year 30	$0
Plus rental profits, invested at 7%$32,039 of profit by year 30, before investment growth	$36,595
What you'd walk away with	$1,530,832
If you put the same money in stocks
Cash to close ($85,137) invested at 7%	$648,085
Monthly shortfalls ($278,074 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,305,940
What you'd walk away with	$1,954,024
Building minus stocks	−$423,192

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $531,920 of principal by year 30	$0
Plus rental profits, invested at 7%$240,816 of profit by year 30, before investment growth	$368,948
What you'd walk away with	$1,886,002
If you put the same money in stocks
Cash to close ($152,927) invested at 7%	$1,164,119
Monthly shortfalls ($61,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$353,824
What you'd walk away with	$1,517,943
Building minus stocks	$368,059

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $531,920 of principal by year 30	$0
Plus rental profits, invested at 7%$73,975 of profit by year 30, before investment growth	$93,111
What you'd walk away with	$1,610,164
If you put the same money in stocks
Cash to close ($152,927) invested at 7%	$1,164,119
Monthly shortfalls ($164,633 total by yr 30) investedThe money you'd have put into the building while it lost money	$814,919
What you'd walk away with	$1,979,039
Building minus stocks	−$368,875

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,589,614
Minus 6% selling cost	−$95,377
Minus loan still owedTenants' rent paid down all $523,920 of principal by year 30	$0
Plus rental profits, invested at 7%$253,121 of profit by year 30, before investment growth	$393,436
What you'd walk away with	$1,887,673
If you put the same money in stocks
Cash to close ($150,627) invested at 7%	$1,146,611
Monthly shortfalls ($54,147 total by yr 30) investedThe money you'd have put into the building while it lost money	$317,980
What you'd walk away with	$1,464,591
Building minus stocks	$423,082

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,589,614
Minus 6% selling cost	−$95,377
Minus loan still owedTenants' rent paid down all $523,920 of principal by year 30	$0
Plus rental profits, invested at 7%$81,317 of profit by year 30, before investment growth	$103,859
What you'd walk away with	$1,598,096
If you put the same money in stocks
Cash to close ($150,627) invested at 7%	$1,146,611
Monthly shortfalls ($152,815 total by yr 30) investedThe money you'd have put into the building while it lost money	$765,336
What you'd walk away with	$1,911,947
Building minus stocks	−$313,851

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $498,675 of principal by year 30	$0
Plus rental profits, invested at 7%$294,547 of profit by year 30, before investment growth	$480,386
What you'd walk away with	$1,997,439
If you put the same money in stocks
Cash to close ($186,172) invested at 7%	$1,417,189
Monthly shortfalls ($35,108 total by yr 30) investedThe money you'd have put into the building while it lost money	$214,548
What you'd walk away with	$1,631,737
Building minus stocks	$365,702

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $498,675 of principal by year 30	$0
Plus rental profits, invested at 7%$107,020 of profit by year 30, before investment growth	$143,368
What you'd walk away with	$1,660,422
If you put the same money in stocks
Cash to close ($186,172) invested at 7%	$1,417,189
Monthly shortfalls ($118,054 total by yr 30) investedThe money you'd have put into the building while it lost money	$614,463
What you'd walk away with	$2,031,651
Building minus stocks	−$371,229

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,589,614
Minus 6% selling cost	−$95,377
Minus loan still owedTenants' rent paid down all $491,175 of principal by year 30	$0
Plus rental profits, invested at 7%$307,720 of profit by year 30, before investment growth	$509,729
What you'd walk away with	$2,003,966
If you put the same money in stocks
Cash to close ($183,372) invested at 7%	$1,395,874
Monthly shortfalls ($30,318 total by yr 30) investedThe money you'd have put into the building while it lost money	$187,331
What you'd walk away with	$1,583,205
Building minus stocks	$420,761

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,589,614
Minus 6% selling cost	−$95,377
Minus loan still owedTenants' rent paid down all $491,175 of principal by year 30	$0
Plus rental profits, invested at 7%$115,403 of profit by year 30, before investment growth	$156,871
What you'd walk away with	$1,651,108
If you put the same money in stocks
Cash to close ($183,372) invested at 7%	$1,395,874
Monthly shortfalls ($108,473 total by yr 30) investedThe money you'd have put into the building while it lost money	$571,405
What you'd walk away with	$1,967,279
Building minus stocks	−$316,171

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 $1.89M, stocks $1.52M. 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 $1,400/mo · range $1,350–$1,625 · 15 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5332 Hanson Ct N Apt 2, Crystal	$1,350	2 / 1	900	0.3 mi	—	Apartment
5450 Douglas Dr N, Crystal	$1,775	2 / 2	1,123	0.5 mi	2025-06-12	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
4301 Oregon Ave N, New Hope	$1,400	2 / 1	1,050	1.0 mi	2024-04-12	Apartment
5601 Quebec Ave N, New Hope	$1,408	2 / 1	1,300	1.0 mi	2026-02-26	Apartment
5800 42nd Ave N, Robbinsdale	$1,145	2 / 1	875	1.0 mi	—	Apartment
4110 Nevada Ave N, New Hope	$1,250	2 / 1	850	1.1 mi	2025-05-12	Apartment
5700 Winnetka Ave N, New Hope	$1,410	2 / 1	788	1.2 mi	2026-09-22	Apartment
4220 Winnetka Ave N, Minneapolis	$1,650	2 / 1.5	950	1.2 mi	2025-01-03	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 5116 EDGEWOOD AVE N

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 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.	$10,000
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,725
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

2026-07-10New at $664,900

From the listing Listing

Listed as	four plex
Property tax, 2025	$10,000
County	Hennepin
Parcel number	0811821140039

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 Crystal on rental licensing before you buy.