Minneapolis › Como

1174 14th Ave SE

Minneapolis, MN · Como · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $525,000
Monthly cash flow: −$942
Estimated rent: $3,600/mo
Break-even price: $347,995

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 / 1.5 bath (est.)$1,950 $1,650–$2,250
3 bed / 1.5 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: $525,000
Monthly cash flow: −$942
Cash to close: $120,750
Cap rate: 4.2%
Cash-on-cash: −9.4%
DSCR: 0.66×
GRM: 12.2
Price per unit: $262,500
Price that breaks even: $347,995
Rent that breaks even: $4,823/mo
Cash flow turns positive: year 17
Year 30: property vs stocks: $1.34M vs $1.43M

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$462
Insurance Estimate	−$228
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	$1,852
Mortgage (principal + interest)	−$2,794
Cash flow	−$942
Principal paid down (equity, not cash)	$356

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 $1.34M, stocks $1.43M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 of principal by year 30	$0
Plus rental profits, invested at 7%$53,849 of profit by year 30, before investment growth	$65,636
What you'd walk away with	$1,263,490
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($186,960 total by yr 30) investedThe money you'd have put into the building while it lost money	$923,971
What you'd walk away with	$1,443,508
Building minus stocks	−$180,018

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 of principal by year 30	$0
Plus rental profits, invested at 7%$3,325 of profit by year 30, before investment growth	$3,417
What you'd walk away with	$1,201,271
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($310,311 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,335,495
What you'd walk away with	$1,855,031
Building minus stocks	−$653,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $463,500 of principal by year 30	$0
Plus rental profits, invested at 7%$61,138 of profit by year 30, before investment growth	$75,769
What you'd walk away with	$1,250,807
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($172,424 total by yr 30) investedThe money you'd have put into the building while it lost money	$864,491
What you'd walk away with	$1,374,131
Building minus stocks	−$123,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $463,500 of principal by year 30	$0
Plus rental profits, invested at 7%$5,481 of profit by year 30, before investment growth	$5,727
What you'd walk away with	$1,180,765
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($290,641 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,268,192
What you'd walk away with	$1,777,832
Building minus stocks	−$597,067

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$104,283 of profit by year 30, before investment growth	$141,446
What you'd walk away with	$1,339,300
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($97,477 total by yr 30) investedThe money you'd have put into the building while it lost money	$512,484
What you'd walk away with	$1,431,664
Building minus stocks	−$92,364

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$23,613 of profit by year 30, before investment growth	$26,957
What you'd walk away with	$1,224,811
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($190,682 total by yr 30) investedThe money you'd have put into the building while it lost money	$871,738
What you'd walk away with	$1,790,918
Building minus stocks	−$566,107

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $412,000 of principal by year 30	$0
Plus rental profits, invested at 7%$113,664 of profit by year 30, before investment growth	$156,982
What you'd walk away with	$1,332,020
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($87,698 total by yr 30) investedThe money you'd have put into the building while it lost money	$467,689
What you'd walk away with	$1,369,361
Building minus stocks	−$37,341

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $412,000 of principal by year 30	$0
Plus rental profits, invested at 7%$28,399 of profit by year 30, before investment growth	$32,990
What you'd walk away with	$1,208,027
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($176,307 total by yr 30) investedThe money you'd have put into the building while it lost money	$817,439
What you'd walk away with	$1,719,111
Building minus stocks	−$511,084

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$136,683 of profit by year 30, before investment growth	$196,834
What you'd walk away with	$1,394,688
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($67,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$369,910
What you'd walk away with	$1,488,912
Building minus stocks	−$94,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$41,049 of profit by year 30, before investment growth	$49,655
What you'd walk away with	$1,247,509
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($145,246 total by yr 30) investedThe money you'd have put into the building while it lost money	$696,474
What you'd walk away with	$1,815,476
Building minus stocks	−$567,967

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $386,250 of principal by year 30	$0
Plus rental profits, invested at 7%$146,862 of profit by year 30, before investment growth	$215,300
What you'd walk away with	$1,390,338
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($59,222 total by yr 30) investedThe money you'd have put into the building while it lost money	$331,816
What you'd walk away with	$1,429,503
Building minus stocks	−$39,165

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $386,250 of principal by year 30	$0
Plus rental profits, invested at 7%$47,036 of profit by year 30, before investment growth	$57,928
What you'd walk away with	$1,232,966
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($133,271 total by yr 30) investedThe money you'd have put into the building while it lost money	$648,186
What you'd walk away with	$1,745,874
Building minus stocks	−$512,908

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

mediumAsking is $177,005 above the price where cash flow breaks even ($347,995) at the default scenario. Based on: Derived: price $525,000 vs. break-even $347,995
low$279 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 1302924440060: special assessments (current) = $279.17

Opportunities

The seller bought for $237,000 in Sep 2003, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1302924440060: last sale 2003-09-01, $237,000

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)	$5,542
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,736
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 1905: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1905
Market value (2026)	$291,800
Property tax	$5,542
Special assessments	$279
Homestead	no
Last sale	2003-09-01 · $237,000

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 407 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

2026-08-19New at $525,000