6117 France Ave S

32 photos

Photos courtesy of Fish Mls Realty - Broker, via Realtor.com.

Asking price: $619,500
Monthly cash flow: −$524
Estimated rent: $5,050/mo
Break-even price: $521,058

Adjust the numbers See the full breakdown

From the listing

Excellent Investment Opportunity - Updated Side-by-Side Duplex! This well-maintained duplex is located in the heart of Edina, just minutes from minutes from Southdale Center Mall and is in the sought-after Edina school district, making it even more desirable. This low-maintenance investment features separate utilities (gas, electricity, water) for each unit-so tenants cover all utilities, lawn care, and snow removal. Each unit also includes a private one-car garage. Each spacious unit features a 4-bedroom, 2-bath layout with an additional basement family room and private office/den. Both units have been renovated with granite countertops and updated stainless steel appliances. It received fresh interior/exterior paint and brand-new luxury vinyl plank flooring in the lower levels. Each unit is equipped with its own private washer and dryer for added convenience. Whether you're looking for an owner-occupant opportunity or to expand your rental portfolio, this turn-key duplex checks all the boxes for location, condition, and cash flow potential. Amazing opportunity!

Listing courtesy of Fish Mls Realty - Broker (Yean (Jc) Lim). Description from Realtor.com, MLS #7150750. 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: $619,500
Cash to close: $142,485
Price per unit: $309,750
GRM: 10.2

Each month

Cash flow: −$524/mo
Cash-on-cash: −4.4%
Cap rate: 5.4%
DSCR: 0.84×

Break-even

Price that breaks even: $521,058
Rent that breaks even: $5,730/mo

Long run

Year 30: property vs stocks: $2.04M vs $1.23M
Cash flow turns positive: year 8

Monthly

Monthly breakdown

Rent	$5,050
Vacancy (6%)	−$303
Collected	$4,747
Property tax Listing	−$642
Insurance Estimate	−$243
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$454
Capital reserve (8% of rent)	−$404
Net operating income	$2,773
Mortgage (principal + interest)	−$3,297
Cash flow	−$524
Principal paid down (equity, not cash)	$420

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	$1,503,689
Minus 6% selling cost	−$90,221
Minus loan still owedTenants' rent paid down all $557,550 of principal by year 30	$0
Plus rental profits, invested at 7%$261,617 of profit by year 30, before investment growth	$398,870
What you'd walk away with	$1,812,338
If you put the same money in stocks
Cash to close ($80,535) invested at 7%	$613,053
Monthly shortfalls ($84,602 total by yr 30) investedThe money you'd have put into the building while it lost money	$500,248
What you'd walk away with	$1,113,300
Building minus stocks	$699,038

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,503,689
Minus 6% selling cost	−$90,221
Minus loan still owedTenants' rent paid down all $557,550 of principal by year 30	$0
Plus rental profits, invested at 7%$106,527 of profit by year 30, before investment growth	$138,589
What you'd walk away with	$1,552,057
If you put the same money in stocks
Cash to close ($80,535) invested at 7%	$613,053
Monthly shortfalls ($173,420 total by yr 30) investedThe money you'd have put into the building while it lost money	$904,521
What you'd walk away with	$1,517,574
Building minus stocks	$34,483

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,479,416
Minus 6% selling cost	−$88,765
Minus loan still owedTenants' rent paid down all $548,550 of principal by year 30	$0
Plus rental profits, invested at 7%$275,307 of profit by year 30, before investment growth	$425,867
What you'd walk away with	$1,816,518
If you put the same money in stocks
Cash to close ($79,235) invested at 7%	$603,157
Monthly shortfalls ($76,466 total by yr 30) investedThe money you'd have put into the building while it lost money	$457,631
What you'd walk away with	$1,060,788
Building minus stocks	$755,730

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,479,416
Minus 6% selling cost	−$88,765
Minus loan still owedTenants' rent paid down all $548,550 of principal by year 30	$0
Plus rental profits, invested at 7%$115,868 of profit by year 30, before investment growth	$153,061
What you'd walk away with	$1,543,712
If you put the same money in stocks
Cash to close ($79,235) invested at 7%	$603,157
Monthly shortfalls ($160,935 total by yr 30) investedThe money you'd have put into the building while it lost money	$849,380
What you'd walk away with	$1,452,537
Building minus stocks	$91,175

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,503,689
Minus 6% selling cost	−$90,221
Minus loan still owedTenants' rent paid down all $495,600 of principal by year 30	$0
Plus rental profits, invested at 7%$365,648 of profit by year 30, before investment growth	$622,554
What you'd walk away with	$2,036,022
If you put the same money in stocks
Cash to close ($142,485) invested at 7%	$1,084,632
Monthly shortfalls ($23,530 total by yr 30) investedThe money you'd have put into the building while it lost money	$148,921
What you'd walk away with	$1,233,553
Building minus stocks	$802,469

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,503,689
Minus 6% selling cost	−$90,221
Minus loan still owedTenants' rent paid down all $495,600 of principal by year 30	$0
Plus rental profits, invested at 7%$179,523 of profit by year 30, before investment growth	$260,454
What you'd walk away with	$1,673,922
If you put the same money in stocks
Cash to close ($142,485) invested at 7%	$1,084,632
Monthly shortfalls ($81,313 total by yr 30) investedThe money you'd have put into the building while it lost money	$451,376
What you'd walk away with	$1,536,008
Building minus stocks	$137,914

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,479,416
Minus 6% selling cost	−$88,765
Minus loan still owedTenants' rent paid down all $487,600 of principal by year 30	$0
Plus rental profits, invested at 7%$380,676 of profit by year 30, before investment growth	$658,286
What you'd walk away with	$2,048,938
If you put the same money in stocks
Cash to close ($140,185) invested at 7%	$1,067,124
Monthly shortfalls ($19,398 total by yr 30) investedThe money you'd have put into the building while it lost money	$124,322
What you'd walk away with	$1,191,446
Building minus stocks	$857,492

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,479,416
Minus 6% selling cost	−$88,765
Minus loan still owedTenants' rent paid down all $487,600 of principal by year 30	$0
Plus rental profits, invested at 7%$190,450 of profit by year 30, before investment growth	$280,370
What you'd walk away with	$1,671,021
If you put the same money in stocks
Cash to close ($140,185) invested at 7%	$1,067,124
Monthly shortfalls ($73,080 total by yr 30) investedThe money you'd have put into the building while it lost money	$410,961
What you'd walk away with	$1,478,085
Building minus stocks	$192,936

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,503,689
Minus 6% selling cost	−$90,221
Minus loan still owedTenants' rent paid down all $464,625 of principal by year 30	$0
Plus rental profits, invested at 7%$425,871 of profit by year 30, before investment growth	$770,974
What you'd walk away with	$2,184,442
If you put the same money in stocks
Cash to close ($173,460) invested at 7%	$1,320,422
Monthly shortfalls ($9,566 total by yr 30) investedThe money you'd have put into the building while it lost money	$63,746
What you'd walk away with	$1,384,168
Building minus stocks	$800,274

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,503,689
Minus 6% selling cost	−$90,221
Minus loan still owedTenants' rent paid down all $464,625 of principal by year 30	$0
Plus rental profits, invested at 7%$224,329 of profit by year 30, before investment growth	$345,647
What you'd walk away with	$1,759,115
If you put the same money in stocks
Cash to close ($173,460) invested at 7%	$1,320,422
Monthly shortfalls ($51,931 total by yr 30) investedThe money you'd have put into the building while it lost money	$302,975
What you'd walk away with	$1,623,397
Building minus stocks	$135,718

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,479,416
Minus 6% selling cost	−$88,765
Minus loan still owedTenants' rent paid down all $457,125 of principal by year 30	$0
Plus rental profits, invested at 7%$441,439 of profit by year 30, before investment growth	$812,096
What you'd walk away with	$2,202,747
If you put the same money in stocks
Cash to close ($170,660) invested at 7%	$1,299,107
Monthly shortfalls ($7,171 total by yr 30) investedThe money you'd have put into the building while it lost money	$48,307
What you'd walk away with	$1,347,415
Building minus stocks	$855,332

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,479,416
Minus 6% selling cost	−$88,765
Minus loan still owedTenants' rent paid down all $457,125 of principal by year 30	$0
Plus rental profits, invested at 7%$236,153 of profit by year 30, before investment growth	$369,647
What you'd walk away with	$1,760,298
If you put the same money in stocks
Cash to close ($170,660) invested at 7%	$1,299,107
Monthly shortfalls ($45,792 total by yr 30) investedThe money you'd have put into the building while it lost money	$270,414
What you'd walk away with	$1,569,521
Building minus stocks	$190,777

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 $2.04M, stocks $1.23M. 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 $2,325–$2,775 · 23 rentals within 7.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
3714 Kipling Ave S, Saint Louis Park	$2,300	4 / 2	1,642	3.1 mi	2025-10-15	Multi family
3448 Girard Ave S, Minneapolis	$2,595	4 / 2	2,200	3.7 mi	2026-08-28	Apartment
2449 Lyndale Ave S, Minneapolis	$2,395	4 / 3	1,804	5.0 mi	2026-06-02	Apartment
2529 Pleasant Ave Unit 2, Minneapolis	$2,500	4 / 2	2,000	5.0 mi	2026-08-25	Apartment
220 E 27th St, Minneapolis	$2,600	4 / 1	2,516	5.1 mi	2026-04-04	Apartment
1924 Colfax Ave S, Minneapolis	$2,550	4 / 2	1,574	5.3 mi	2026-07-08	Apartment
2820 12th Ave S, Minneapolis	$2,500	11 / 5	2,880	5.4 mi	2026-08-06	Duplex triplex
2820 12th Ave S Apt 1, Minneapolis	$2,500	4 / 2	1,440	5.4 mi	2026-08-13	Duplex triplex
2540 12th Ave S Apt 2, Minneapolis	$2,325	5 / 2	1,700	5.6 mi	—	Apartment
1030 Knox Ave N, Minneapolis	$2,450	5 / 1.5	1,500	6.8 mi	2026-01-31	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 6117 FRANCE AVE S

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.	$7,702
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,920
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-09-25New at $619,500

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$7,702
County	Hennepin
Parcel number	2002824330100

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 Edina on rental licensing before you buy.

Nearest highway

MN 62, about 426 m away.