1237 Knox Ave N

Minneapolis, MN · Near - North · Listing office ↗ · Find the listing ↗

Asking price: $400,000
Monthly cash flow: −$337
Estimated rent: $3,600/mo
Break-even price: $336,625

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: $400,000
Monthly cash flow: −$337
Cash to close: $92,000
Cap rate: 5.4%
Cash-on-cash: −4.4%
DSCR: 0.84×
GRM: 9.3
Price per unit: $200,000
Price that breaks even: $336,625
Rent that breaks even: $4,038/mo
Cash flow turns positive: year 8
Year 30: property vs stocks: $1.29M vs $798K

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$513
Insurance Estimate	−$237
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	$1,792
Mortgage (principal + interest)	−$2,129
Cash flow	−$337
Principal paid down (equity, not cash)	$271

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 $1.29M, stocks $798K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$157,739 of profit by year 30, before investment growth	$238,972
What you'd walk away with	$1,151,623
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($55,517 total by yr 30) investedThe money you'd have put into the building while it lost money	$326,852
What you'd walk away with	$722,689
Building minus stocks	$428,934

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$51,604 of profit by year 30, before investment growth	$65,012
What you'd walk away with	$977,663
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($123,256 total by yr 30) investedThe money you'd have put into the building while it lost money	$626,634
What you'd walk away with	$1,022,471
Building minus stocks	−$44,808

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 of principal by year 30	$0
Plus rental profits, invested at 7%$171,478 of profit by year 30, before investment growth	$266,145
What you'd walk away with	$1,155,980
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($47,430 total by yr 30) investedThe money you'd have put into the building while it lost money	$284,412
What you'd walk away with	$670,353
Building minus stocks	$485,627

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 of principal by year 30	$0
Plus rental profits, invested at 7%$60,041 of profit by year 30, before investment growth	$77,476
What you'd walk away with	$967,311
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($109,868 total by yr 30) investedThe money you'd have put into the building while it lost money	$569,485
What you'd walk away with	$955,426
Building minus stocks	$11,885

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 of principal by year 30	$0
Plus rental profits, invested at 7%$224,293 of profit by year 30, before investment growth	$380,957
What you'd walk away with	$1,293,608
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($15,467 total by yr 30) investedThe money you'd have put into the building while it lost money	$97,563
What you'd walk away with	$797,891
Building minus stocks	$495,717

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 of principal by year 30	$0
Plus rental profits, invested at 7%$94,658 of profit by year 30, before investment growth	$133,455
What you'd walk away with	$1,046,106
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($59,707 total by yr 30) investedThe money you'd have put into the building while it lost money	$323,804
What you'd walk away with	$1,024,131
Building minus stocks	$21,975

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$239,332 of profit by year 30, before investment growth	$416,741
What you'd walk away with	$1,306,575
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($11,345 total by yr 30) investedThe money you'd have put into the building while it lost money	$73,015
What you'd walk away with	$755,835
Building minus stocks	$550,740

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$105,052 of profit by year 30, before investment growth	$151,783
What you'd walk away with	$1,041,618
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($50,940 total by yr 30) investedThe money you'd have put into the building while it lost money	$281,800
What you'd walk away with	$964,620
Building minus stocks	$76,998

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$262,964 of profit by year 30, before investment growth	$475,718
What you'd walk away with	$1,388,369
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($6,236 total by yr 30) investedThe money you'd have put into the building while it lost money	$41,496
What you'd walk away with	$894,068
Building minus stocks	$494,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$121,827 of profit by year 30, before investment growth	$182,872
What you'd walk away with	$1,095,523
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($38,974 total by yr 30) investedThe money you'd have put into the building while it lost money	$222,393
What you'd walk away with	$1,074,965
Building minus stocks	$20,558

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$278,520 of profit by year 30, before investment growth	$516,777
What you'd walk away with	$1,406,611
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($3,829 total by yr 30) investedThe money you'd have put into the building while it lost money	$25,994
What you'd walk away with	$857,253
Building minus stocks	$549,358

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$133,063 of profit by year 30, before investment growth	$204,781
What you'd walk away with	$1,094,615
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($32,247 total by yr 30) investedThe money you'd have put into the building while it lost money	$187,741
What you'd walk away with	$1,018,999
Building minus stocks	$75,616

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

mediumBought for $167,000 in Mar 2025; asking is 140% more 19 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 2102924210112: last sale 2025-03-01, $167,000

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 Public recordHennepin County record, current payable year (non-homestead)	$6,161
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,844
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 1912: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1912
Market value (2026)	$324,400
Property tax	$6,161
Special assessments	none
Homestead	no
Last sale	2025-03-01 · $167,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 1106 m away.

Crime in Near - North

497 incidents in the last 12 months (73 per 1,000 residents), +19% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-04New at $400,000