8704 Bass Creek Ave N

Brooklyn Park, MN · View the listing ↗

Overpriced

9 photos

Photos, via Realtor.com.

Asking price: $519,999
Monthly cash flow: −$695
Estimated rent: $3,950/mo
Break-even price: $389,328

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: $519,999
Cash to close: $119,600
Price per unit: $260,000
GRM: 11.0

Each month

Cash flow: −$695/mo
Cash-on-cash: −7.0%
Cap rate: 4.8%
DSCR: 0.75×

Break-even

Price that breaks even: $389,328
Rent that breaks even: $4,842/mo

Long run

Year 30: property vs stocks: $1.47M vs $1.20M
Cash flow turns positive: year 12

Monthly

Monthly breakdown

Rent	$3,950
Vacancy (6%)	−$237
Collected	$3,713
Property tax Listing	−$552
Insurance Estimate	−$227
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$316
Capital reserve (8% of rent)	−$316
Net operating income	$2,072
Mortgage (principal + interest)	−$2,768
Cash flow	−$695
Principal paid down (equity, not cash)	$352

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	$1,262,174
Minus 6% selling cost	−$75,730
Minus loan still owedTenants' rent paid down all $467,999 of principal by year 30	$0
Plus rental profits, invested at 7%$119,563 of profit by year 30, before investment growth	$162,806
What you'd walk away with	$1,349,249
If you put the same money in stocks
Cash to close ($67,600) invested at 7%	$514,587
Monthly shortfalls ($120,488 total by yr 30) investedThe money you'd have put into the building while it lost money	$652,328
What you'd walk away with	$1,166,916
Building minus stocks	$182,333

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,174
Minus 6% selling cost	−$75,730
Minus loan still owedTenants' rent paid down all $467,999 of principal by year 30	$0
Plus rental profits, invested at 7%$29,159 of profit by year 30, before investment growth	$33,524
What you'd walk away with	$1,219,968
If you put the same money in stocks
Cash to close ($67,600) invested at 7%	$514,587
Monthly shortfalls ($220,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,042,848
What you'd walk away with	$1,557,435
Building minus stocks	−$337,467

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,901
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $458,999 of principal by year 30	$0
Plus rental profits, invested at 7%$130,297 of profit by year 30, before investment growth	$180,748
What you'd walk away with	$1,344,376
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,692
Monthly shortfalls ($109,396 total by yr 30) investedThe money you'd have put into the building while it lost money	$600,658
What you'd walk away with	$1,105,349
Building minus stocks	$239,027

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,901
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $458,999 of principal by year 30	$0
Plus rental profits, invested at 7%$34,898 of profit by year 30, before investment growth	$40,882
What you'd walk away with	$1,204,509
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,692
Monthly shortfalls ($204,777 total by yr 30) investedThe money you'd have put into the building while it lost money	$980,592
What you'd walk away with	$1,485,284
Building minus stocks	−$280,775

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,174
Minus 6% selling cost	−$75,730
Minus loan still owedTenants' rent paid down all $415,999 of principal by year 30	$0
Plus rental profits, invested at 7%$188,556 of profit by year 30, before investment growth	$286,760
What you'd walk away with	$1,473,204
If you put the same money in stocks
Cash to close ($119,600) invested at 7%	$910,424
Monthly shortfalls ($50,897 total by yr 30) investedThe money you'd have put into the building while it lost money	$293,628
What you'd walk away with	$1,204,052
Building minus stocks	$269,152

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,174
Minus 6% selling cost	−$75,730
Minus loan still owedTenants' rent paid down all $415,999 of principal by year 30	$0
Plus rental profits, invested at 7%$69,500 of profit by year 30, before investment growth	$89,126
What you'd walk away with	$1,275,569
If you put the same money in stocks
Cash to close ($119,600) invested at 7%	$910,424
Monthly shortfalls ($122,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$615,794
What you'd walk away with	$1,526,218
Building minus stocks	−$250,649

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,901
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $407,999 of principal by year 30	$0
Plus rental profits, invested at 7%$200,729 of profit by year 30, before investment growth	$310,769
What you'd walk away with	$1,474,396
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,916
Monthly shortfalls ($43,909 total by yr 30) investedThe money you'd have put into the building while it lost money	$257,306
What you'd walk away with	$1,150,221
Building minus stocks	$324,175

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,901
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $407,999 of principal by year 30	$0
Plus rental profits, invested at 7%$77,346 of profit by year 30, before investment growth	$100,960
What you'd walk away with	$1,264,587
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,916
Monthly shortfalls ($111,306 total by yr 30) investedThe money you'd have put into the building while it lost money	$567,297
What you'd walk away with	$1,460,213
Building minus stocks	−$195,626

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,174
Minus 6% selling cost	−$75,730
Minus loan still owedTenants' rent paid down all $389,999 of principal by year 30	$0
Plus rental profits, invested at 7%$230,075 of profit by year 30, before investment growth	$372,022
What you'd walk away with	$1,558,465
If you put the same money in stocks
Cash to close ($145,600) invested at 7%	$1,108,342
Monthly shortfalls ($30,143 total by yr 30) investedThe money you'd have put into the building while it lost money	$182,814
What you'd walk away with	$1,291,156
Building minus stocks	$267,309

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,174
Minus 6% selling cost	−$75,730
Minus loan still owedTenants' rent paid down all $389,999 of principal by year 30	$0
Plus rental profits, invested at 7%$96,794 of profit by year 30, before investment growth	$131,750
What you'd walk away with	$1,318,194
If you put the same money in stocks
Cash to close ($145,600) invested at 7%	$1,108,342
Monthly shortfalls ($87,643 total by yr 30) investedThe money you'd have put into the building while it lost money	$462,343
What you'd walk away with	$1,570,685
Building minus stocks	−$252,491

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,901
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,499 of principal by year 30	$0
Plus rental profits, invested at 7%$243,005 of profit by year 30, before investment growth	$400,361
What you'd walk away with	$1,563,989
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,028
Monthly shortfalls ($25,111 total by yr 30) investedThe money you'd have put into the building while it lost money	$154,593
What you'd walk away with	$1,241,621
Building minus stocks	$322,368

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,901
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,499 of principal by year 30	$0
Plus rental profits, invested at 7%$105,712 of profit by year 30, before investment growth	$146,631
What you'd walk away with	$1,310,259
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,028
Monthly shortfalls ($78,597 total by yr 30) investedThe money you'd have put into the building while it lost money	$420,663
What you'd walk away with	$1,507,691
Building minus stocks	−$197,432

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 $1.47M, stocks $1.20M. 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.

3 bed estimate $1,975/mo · range $1,675–$2,500 · 11 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5615 Xylon Ave N, New Hope	$2,349	3 / 1	1,100	0.9 mi	2025-11-11	Apartment
5501 Boone Ave N, New Hope	$1,600	3 / 2	1,300	1.0 mi	2026-07-17	Apartment
9900 56th Ave N, Plymouth	$2,805	3 / 2	1,285	1.2 mi	2025-02-26	Apartment
7300 Bass Lake Rd, New Hope	$1,379	3 / 2	1,600	1.2 mi	2026-07-17	Apartment
6455 Zane Ave N, Brooklyn Park	$1,975	3 / 2	1,540	1.7 mi	2025-10-24	Apartment
5800 69th Ave N, Minneapolis	$1,665	3 / 2.5	2,360	2.0 mi	2026-09-22	Apartment
4545 Nathan Ln N, Plymouth	$2,295	3 / 2	1,422	2.2 mi	2025-01-03	Apartment
6074 Quinwood Ln N, Plymouth	$3,380	3 / 2	1,494	2.6 mi	2026-08-01	Apartment
11851 Central Park Way, Maple Grove	$2,495	3 / 2	1,570	2.9 mi	2024-04-12	Apartment
6760 Grimes Pl N, Brooklyn Center	$1,850	3 / 1	1,000	3.0 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 8704 BASS CREEK AVE N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 157 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 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.	$6,624
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,722
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. base rate	8% / 8%

Status history

2026-05-01New at $519,999

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$6,624
County	Hennepin
Parcel number	3111921340119

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 Park on rental licensing before you buy.