Minneapolis › Como

1092 18th Ave SE

Minneapolis, MN · Como · Find the listing ↗

Overpriced

Asking price: $437,000
Monthly cash flow: −$627
Estimated rent: $3,600/mo
Break-even price: $319,210

Adjust these numbers in the calculator See the full breakdown

The numbers

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

Estimated rent per unit Estimate

4 bed / 1 bath (est.)$1,950 $1,650–$2,250
3 bed / 1 bath (est.)$1,650 $1,400–$1,900

Rough screening estimate from bedroom count only ($750 + $300 per bedroom, ±15%). Not comparable-rental data; a RentCast estimate replaces it for the top candidates. Confidence: low.

Rent rules: No rent cap.

Price: $437,000
Monthly cash flow: −$627
Cash to close: $100,510
Cap rate: 4.7%
Cash-on-cash: −7.5%
DSCR: 0.73×
GRM: 10.1
Price per unit: $218,500
Price that breaks even: $319,210
Rent that breaks even: $4,414/mo
Cash flow turns positive: year 13
Year 30: property vs stocks: $1.19M vs $1.05M

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$625
Insurance Estimate	−$218
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,699
Mortgage (principal + interest)	−$2,326
Cash flow	−$627
Principal paid down (equity, not cash)	$296

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.19M, stocks $1.05M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,060,714
Minus 6% selling cost	−$63,643
Minus loan still owedTenants' rent paid down all $393,300 of principal by year 30	$0
Plus rental profits, invested at 7%$78,122 of profit by year 30, before investment growth	$102,929
What you'd walk away with	$1,100,000
If you put the same money in stocks
Cash to close ($56,810) invested at 7%	$432,452
Monthly shortfalls ($114,073 total by yr 30) investedThe money you'd have put into the building while it lost money	$601,091
What you'd walk away with	$1,033,544
Building minus stocks	$66,456

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,060,714
Minus 6% selling cost	−$63,643
Minus loan still owedTenants' rent paid down all $393,300 of principal by year 30	$0
Plus rental profits, invested at 7%$8,963 of profit by year 30, before investment growth	$9,670
What you'd walk away with	$1,006,741
If you put the same money in stocks
Cash to close ($56,810) invested at 7%	$432,452
Monthly shortfalls ($218,790 total by yr 30) investedThe money you'd have put into the building while it lost money	$981,575
What you'd walk away with	$1,414,027
Building minus stocks	−$407,286

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,036,441
Minus 6% selling cost	−$62,186
Minus loan still owedTenants' rent paid down all $384,300 of principal by year 30	$0
Plus rental profits, invested at 7%$87,833 of profit by year 30, before investment growth	$118,294
What you'd walk away with	$1,092,548
If you put the same money in stocks
Cash to close ($55,510) invested at 7%	$422,556
Monthly shortfalls ($101,959 total by yr 30) investedThe money you'd have put into the building while it lost money	$546,843
What you'd walk away with	$969,399
Building minus stocks	$123,149

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,036,441
Minus 6% selling cost	−$62,186
Minus loan still owedTenants' rent paid down all $384,300 of principal by year 30	$0
Plus rental profits, invested at 7%$12,663 of profit by year 30, before investment growth	$13,953
What you'd walk away with	$988,208
If you put the same money in stocks
Cash to close ($55,510) invested at 7%	$422,556
Monthly shortfalls ($200,664 total by yr 30) investedThe money you'd have put into the building while it lost money	$916,244
What you'd walk away with	$1,338,801
Building minus stocks	−$350,593

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,060,714
Minus 6% selling cost	−$63,643
Minus loan still owedTenants' rent paid down all $349,600 of principal by year 30	$0
Plus rental profits, invested at 7%$131,378 of profit by year 30, before investment growth	$193,658
What you'd walk away with	$1,190,728
If you put the same money in stocks
Cash to close ($100,510) invested at 7%	$765,108
Monthly shortfalls ($50,866 total by yr 30) investedThe money you'd have put into the building while it lost money	$286,203
What you'd walk away with	$1,051,311
Building minus stocks	$139,417

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,060,714
Minus 6% selling cost	−$63,643
Minus loan still owedTenants' rent paid down all $349,600 of principal by year 30	$0
Plus rental profits, invested at 7%$33,435 of profit by year 30, before investment growth	$40,284
What you'd walk away with	$1,037,355
If you put the same money in stocks
Cash to close ($100,510) invested at 7%	$765,108
Monthly shortfalls ($126,797 total by yr 30) investedThe money you'd have put into the building while it lost money	$606,572
What you'd walk away with	$1,371,680
Building minus stocks	−$334,325

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,036,441
Minus 6% selling cost	−$62,186
Minus loan still owedTenants' rent paid down all $341,600 of principal by year 30	$0
Plus rental profits, invested at 7%$142,875 of profit by year 30, before investment growth	$215,372
What you'd walk away with	$1,189,627
If you put the same money in stocks
Cash to close ($98,210) invested at 7%	$747,600
Monthly shortfalls ($43,202 total by yr 30) investedThe money you'd have put into the building while it lost money	$247,587
What you'd walk away with	$995,186
Building minus stocks	$194,441

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,036,441
Minus 6% selling cost	−$62,186
Minus loan still owedTenants' rent paid down all $341,600 of principal by year 30	$0
Plus rental profits, invested at 7%$39,767 of profit by year 30, before investment growth	$49,009
What you'd walk away with	$1,023,263
If you put the same money in stocks
Cash to close ($98,210) invested at 7%	$747,600
Monthly shortfalls ($113,969 total by yr 30) investedThe money you'd have put into the building while it lost money	$554,965
What you'd walk away with	$1,302,565
Building minus stocks	−$279,302

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,060,714
Minus 6% selling cost	−$63,643
Minus loan still owedTenants' rent paid down all $327,750 of principal by year 30	$0
Plus rental profits, invested at 7%$164,232 of profit by year 30, before investment growth	$257,969
What you'd walk away with	$1,255,040
If you put the same money in stocks
Cash to close ($122,360) invested at 7%	$931,436
Monthly shortfalls ($31,387 total by yr 30) investedThe money you'd have put into the building while it lost money	$185,735
What you'd walk away with	$1,117,171
Building minus stocks	$137,869

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,060,714
Minus 6% selling cost	−$63,643
Minus loan still owedTenants' rent paid down all $327,750 of principal by year 30	$0
Plus rental profits, invested at 7%$52,147 of profit by year 30, before investment growth	$66,932
What you'd walk away with	$1,064,003
If you put the same money in stocks
Cash to close ($122,360) invested at 7%	$931,436
Monthly shortfalls ($93,177 total by yr 30) investedThe money you'd have put into the building while it lost money	$468,441
What you'd walk away with	$1,399,876
Building minus stocks	−$335,873

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,036,441
Minus 6% selling cost	−$62,186
Minus loan still owedTenants' rent paid down all $320,250 of principal by year 30	$0
Plus rental profits, invested at 7%$176,493 of profit by year 30, before investment growth	$283,620
What you'd walk away with	$1,257,874
If you put the same money in stocks
Cash to close ($119,560) invested at 7%	$910,121
Monthly shortfalls ($25,684 total by yr 30) investedThe money you'd have put into the building while it lost money	$154,825
What you'd walk away with	$1,064,946
Building minus stocks	$192,928

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,036,441
Minus 6% selling cost	−$62,186
Minus loan still owedTenants' rent paid down all $320,250 of principal by year 30	$0
Plus rental profits, invested at 7%$59,596 of profit by year 30, before investment growth	$78,236
What you'd walk away with	$1,052,491
If you put the same money in stocks
Cash to close ($119,560) invested at 7%	$910,121
Monthly shortfalls ($82,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$423,184
What you'd walk away with	$1,333,305
Building minus stocks	−$280,814

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.

Red flags and opportunities

Watch for

No red flags in the available data. That isn't the same as none.

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 153 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 Public recordHennepin County record, current payable year (non-homestead)	$7,504
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,613
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. built 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$395,100
Property tax	$7,504
Special assessments	none
Homestead	no
Last sale	2019-09-01 · $395,000

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 758 m away.

Crime in Como

413 incidents in the last 12 months (61 per 1,000 residents), +33% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-01New at $437,000