1135 Washington St NE

Minneapolis, MN · Logan Park · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $459,900
Monthly cash flow: −$738
Estimated rent: $3,900/mo
Break-even price: $321,231

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

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: $459,900
Monthly cash flow: −$738
Cash to close: $105,777
Cap rate: 4.5%
Cash-on-cash: −8.4%
DSCR: 0.70×
GRM: 9.8
Price per unit: $229,950
Price that breaks even: $321,231
Rent that breaks even: $4,871/mo
Cash flow turns positive: year 15
Year 30: property vs stocks: $1.19M vs $1.18M

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Estimate	−$805
Insurance Estimate	−$219
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$351
Capital reserve (9% of rent)	−$351
Net operating income	$1,710
Mortgage (principal + interest)	−$2,448
Cash flow	−$738
Principal paid down (equity, not cash)	$311

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 $1.18M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $413,910 of principal by year 30	$0
Plus rental profits, invested at 7%$55,032 of profit by year 30, before investment growth	$68,876
What you'd walk away with	$1,118,196
If you put the same money in stocks
Cash to close ($59,787) invested at 7%	$455,114
Monthly shortfalls ($143,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$726,411
What you'd walk away with	$1,181,525
Building minus stocks	−$63,329

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $413,910 of principal by year 30	$0
Plus rental profits, invested at 7%$626 of profit by year 30, before investment growth	$626
What you'd walk away with	$1,049,946
If you put the same money in stocks
Cash to close ($59,787) invested at 7%	$455,114
Monthly shortfalls ($277,585 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,171,382
What you'd walk away with	$1,626,496
Building minus stocks	−$576,550

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 of principal by year 30	$0
Plus rental profits, invested at 7%$63,203 of profit by year 30, before investment growth	$80,781
What you'd walk away with	$1,107,285
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($129,972 total by yr 30) investedThe money you'd have put into the building while it lost money	$668,703
What you'd walk away with	$1,113,921
Building minus stocks	−$6,636

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 of principal by year 30	$0
Plus rental profits, invested at 7%$1,899 of profit by year 30, before investment growth	$1,938
What you'd walk away with	$1,028,442
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($257,032 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,103,081
What you'd walk away with	$1,548,299
Building minus stocks	−$519,857

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $367,920 of principal by year 30	$0
Plus rental profits, invested at 7%$103,535 of profit by year 30, before investment growth	$145,185
What you'd walk away with	$1,194,505
If you put the same money in stocks
Cash to close ($105,777) invested at 7%	$805,202
Monthly shortfalls ($69,562 total by yr 30) investedThe money you'd have put into the building while it lost money	$375,848
What you'd walk away with	$1,181,050
Building minus stocks	$13,455

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $367,920 of principal by year 30	$0
Plus rental profits, invested at 7%$14,272 of profit by year 30, before investment growth	$15,950
What you'd walk away with	$1,065,271
If you put the same money in stocks
Cash to close ($105,777) invested at 7%	$805,202
Monthly shortfalls ($168,663 total by yr 30) investedThe money you'd have put into the building while it lost money	$759,835
What you'd walk away with	$1,565,036
Building minus stocks	−$499,765

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 of principal by year 30	$0
Plus rental profits, invested at 7%$113,754 of profit by year 30, before investment growth	$162,997
What you'd walk away with	$1,189,501
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($60,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$333,329
What you'd walk away with	$1,121,022
Building minus stocks	$68,479

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 of principal by year 30	$0
Plus rental profits, invested at 7%$18,547 of profit by year 30, before investment growth	$21,184
What you'd walk away with	$1,047,688
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($153,778 total by yr 30) investedThe money you'd have put into the building while it lost money	$704,737
What you'd walk away with	$1,492,430
Building minus stocks	−$444,742

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $344,925 of principal by year 30	$0
Plus rental profits, invested at 7%$134,495 of profit by year 30, before investment growth	$201,154
What you'd walk away with	$1,250,474
If you put the same money in stocks
Cash to close ($128,772) invested at 7%	$980,245
Monthly shortfalls ($45,447 total by yr 30) investedThe money you'd have put into the building while it lost money	$258,403
What you'd walk away with	$1,238,648
Building minus stocks	$11,826

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $344,925 of principal by year 30	$0
Plus rental profits, invested at 7%$28,140 of profit by year 30, before investment growth	$33,522
What you'd walk away with	$1,082,842
If you put the same money in stocks
Cash to close ($128,772) invested at 7%	$980,245
Monthly shortfalls ($127,456 total by yr 30) investedThe money you'd have put into the building while it lost money	$603,991
What you'd walk away with	$1,584,237
Building minus stocks	−$501,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$145,594 of profit by year 30, before investment growth	$222,597
What you'd walk away with	$1,249,101
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($38,583 total by yr 30) investedThe money you'd have put into the building while it lost money	$223,286
What you'd walk away with	$1,182,217
Building minus stocks	$66,884

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$33,730 of profit by year 30, before investment growth	$41,064
What you'd walk away with	$1,067,568
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($115,083 total by yr 30) investedThe money you'd have put into the building while it lost money	$554,973
What you'd walk away with	$1,513,904
Building minus stocks	−$446,336

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 1135 WASHINGTON ST N E
mediumAsking is $138,669 above the price where cash flow breaks even ($321,231) at the default scenario. Based on: Derived: price $459,900 vs. break-even $321,231

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 Estimateestimate. No tax record found; 2.1% of price.	$9,658
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,633
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 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$371,600
Property tax	$5,569
Special assessments	none
Homestead	no
Last sale	2006-03-01 · $239,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1485 m away.

Crime in Logan Park

183 incidents in the last 12 months (85 per 1,000 residents), +21% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-10New at $459,900