9522 Pleasant Ave S

Overpriced

42 photos

Photos courtesy of Dreamteam of National Realty Guild, via Realtor.com.

Asking price: $475,000
Monthly cash flow: −$1,004
Estimated rent: $3,100/mo
Break-even price: $286,312

Adjust the numbers See the full breakdown

From the listing

Perfect owner-occupied investment property! This side-by-side duplex in Bloomington is a great investment. Both units have been updated recently and have huge backyards! Each unit has 2 beds 1 bath and a nice basement area as well. The tenant on the left side has lived there for 2 years and will be there until 2027. 9522 (on the right side) was just completely remodeled! Brand new, ready to go for an owner-occupied investor or to rent out at a great market rent! Should be able to easily get $1995 - 2250/month for it! Dont miss out on this amazing opportunity!

Listing courtesy of Dreamteam of National Realty Guild (Neal Lawson). Description from Realtor.com, MLS #7131567. 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: 12.8

Each month

Cash flow: −$1,004/mo
Cash-on-cash: −11.0%
Cap rate: 3.8%
DSCR: 0.60×

Break-even

Price that breaks even: $286,312
Rent that breaks even: $4,388/mo

Long run

Year 30: property vs stocks: $1.14M vs $1.47M
Cash flow turns positive: year 21

Monthly

Monthly breakdown

Rent	$3,100
Vacancy (6%)	−$186
Collected	$2,914
Property tax Listing	−$482
Insurance Estimate	−$182
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$248
Capital reserve (8% of rent)	−$248
Net operating income	$1,524
Mortgage (principal + interest)	−$2,528
Cash flow	−$1,004
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%$16,278 of profit by year 30, before investment growth	$18,058
What you'd walk away with	$1,101,830
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($226,440 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,036,632
What you'd walk away with	$1,506,688
Building minus stocks	−$404,858

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,083,773
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($359,888 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,426,519
What you'd walk away with	$1,896,576
Building minus stocks	−$812,803

	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%$20,772 of profit by year 30, before investment growth	$23,473
What you'd walk away with	$1,084,429
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($209,109 total by yr 30) investedThe money you'd have put into the building while it lost money	$972,434
What you'd walk away with	$1,432,595
Building minus stocks	−$348,166

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,060,956
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($338,063 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,356,906
What you'd walk away with	$1,817,067
Building minus stocks	−$756,111

	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%$46,941 of profit by year 30, before investment growth	$57,885
What you'd walk away with	$1,141,657
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($130,512 total by yr 30) investedThe money you'd have put into the building while it lost money	$635,571
What you'd walk away with	$1,467,210
Building minus stocks	−$325,553

	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%$2,262 of profit by year 30, before investment growth	$2,313
What you'd walk away with	$1,086,086
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($235,559 total by yr 30) investedThe money you'd have put into the building while it lost money	$987,945
What you'd walk away with	$1,819,584
Building minus stocks	−$733,498

	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%$53,881 of profit by year 30, before investment growth	$67,797
What you'd walk away with	$1,128,753
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($118,291 total by yr 30) investedThe money you'd have put into the building while it lost money	$585,153
What you'd walk away with	$1,399,283
Building minus stocks	−$270,530

	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%$4,140 of profit by year 30, before investment growth	$4,323
What you'd walk away with	$1,065,280
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($218,276 total by yr 30) investedThe money you'd have put into the building while it lost money	$929,624
What you'd walk away with	$1,743,754
Building minus stocks	−$678,474

	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%$69,000 of profit by year 30, before investment growth	$90,392
What you'd walk away with	$1,174,165
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($95,688 total by yr 30) investedThe money you'd have put into the building while it lost money	$488,971
What you'd walk away with	$1,501,401
Building minus stocks	−$327,236

	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%$9,381 of profit by year 30, before investment growth	$10,196
What you'd walk away with	$1,093,969
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($185,794 total by yr 30) investedThe money you'd have put into the building while it lost money	$816,720
What you'd walk away with	$1,829,149
Building minus stocks	−$735,180

	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%$76,899 of profit by year 30, before investment growth	$102,728
What you'd walk away with	$1,163,684
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($85,623 total by yr 30) investedThe money you'd have put into the building while it lost money	$444,746
What you'd walk away with	$1,435,861
Building minus stocks	−$272,177

	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%$12,619 of profit by year 30, before investment growth	$13,982
What you'd walk away with	$1,074,939
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($171,069 total by yr 30) investedThe money you'd have put into the building while it lost money	$763,945
What you'd walk away with	$1,755,061
Building minus stocks	−$680,122

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 $1.14M, stocks $1.47M. Stocks win.

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 $1,550/mo · range $1,375–$1,875 · 22 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
9732 Pleasant Ave S, Bloomington	$1,845	2 / 1	1,300	0.2 mi	—	Apartment
600 W 93rd St, Bloomington	$1,695	2 / 1	989	0.4 mi	2025-04-05	Apartment
9223 Nicollet Ave S, Bloomington	$1,395	2 / 1	1,000	0.5 mi	2025-06-30	Apartment
10156-10160 Lyndale Ave S, Bloomington	$1,477	2 / 1	1,050	0.8 mi	2026-01-16	Apartment
2105 W 90th St Apt 5, Bloomington	$1,625	2 / 1	1,125	1.3 mi	—	Apartment
8330 Fremont Ave S, Bloomington	$1,355	2 / 1	800	1.6 mi	2025-10-29	Apartment
8200 Humboldt Ave S, Bloomington	$2,250	2 / 2	1,201	1.8 mi	2024-04-12	Apartment
9100 Old Cedar Ave S, Bloomington	$1,125	2 / 1	850	1.8 mi	2024-04-12	Apartment
700 American Blvd W, Bloomington	$1,419	2 / 1	899	2.0 mi	2025-12-15	Apartment
1901 W 80 1/2 St, Bloomington	$2,135	2 / 2	1,103	2.1 mi	2025-04-12	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 9522 PLEASANT AVE S
mediumAsking is $188,688 above the price where cash flow breaks even ($286,312) at the default scenario. Based on: Derived: price $475,000 vs. break-even $286,312

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.	$5,782
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,188
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

2026-08-22New at $475,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$5,782
County	Hennepin
Parcel number	1502724220048

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 Bloomington on rental licensing before you buy.