Minneapolis › Sheridan

1300 Grand St NE

Minneapolis, MN · Sheridan · Find the listing ↗

Overpriced

Asking price: $500,000
Monthly cash flow: −$968
Estimated rent: $3,750/mo
Break-even price: $318,141

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

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $500,000
Monthly cash flow: −$968
Cash to close: $115,000
Cap rate: 4.1%
Cash-on-cash: −10.1%
DSCR: 0.64×
GRM: 11.1
Price per unit: $166,667
Price that breaks even: $318,141
Rent that breaks even: $5,007/mo
Cash flow turns positive: year 19
Year 30: property vs stocks: $1.22M vs $1.45M

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Public record	−$556
Insurance Estimate	−$323
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (9% of rent)	−$338
Net operating income	$1,693
Mortgage (principal + interest)	−$2,661
Cash flow	−$968
Principal paid down (equity, not cash)	$339

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 $1.22M, stocks $1.45M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$26,566 of profit by year 30, before investment growth	$30,504
What you'd walk away with	$1,171,317
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($209,152 total by yr 30) investedThe money you'd have put into the building while it lost money	$987,234
What you'd walk away with	$1,482,030
Building minus stocks	−$310,713

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 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	$1,140,813
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($363,706 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,450,211
What you'd walk away with	$1,945,008
Building minus stocks	−$804,195

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $441,000 of principal by year 30	$0
Plus rental profits, invested at 7%$32,235 of profit by year 30, before investment growth	$37,749
What you'd walk away with	$1,155,746
If you put the same money in stocks
Cash to close ($63,700) invested at 7%	$484,901
Monthly shortfalls ($192,995 total by yr 30) investedThe money you'd have put into the building while it lost money	$924,865
What you'd walk away with	$1,409,766
Building minus stocks	−$254,020

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $441,000 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	$1,117,997
If you put the same money in stocks
Cash to close ($63,700) invested at 7%	$484,901
Monthly shortfalls ($341,880 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,380,598
What you'd walk away with	$1,865,499
Building minus stocks	−$747,502

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$65,275 of profit by year 30, before investment growth	$83,850
What you'd walk away with	$1,224,664
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($114,607 total by yr 30) investedThe money you'd have put into the building while it lost money	$576,488
What you'd walk away with	$1,451,897
Building minus stocks	−$227,233

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$3,267 of profit by year 30, before investment growth	$3,386
What you'd walk away with	$1,144,200
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($233,719 total by yr 30) investedThe money you'd have put into the building while it lost money	$989,506
What you'd walk away with	$1,864,915
Building minus stocks	−$720,715

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $392,000 of principal by year 30	$0
Plus rental profits, invested at 7%$73,195 of profit by year 30, before investment growth	$95,853
What you'd walk away with	$1,213,850
If you put the same money in stocks
Cash to close ($112,700) invested at 7%	$857,901
Monthly shortfalls ($103,367 total by yr 30) investedThe money you'd have put into the building while it lost money	$528,160
What you'd walk away with	$1,386,061
Building minus stocks	−$172,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $392,000 of principal by year 30	$0
Plus rental profits, invested at 7%$5,351 of profit by year 30, before investment growth	$5,645
What you'd walk away with	$1,123,642
If you put the same money in stocks
Cash to close ($112,700) invested at 7%	$857,901
Monthly shortfalls ($216,642 total by yr 30) investedThe money you'd have put into the building while it lost money	$931,433
What you'd walk away with	$1,789,334
Building minus stocks	−$665,692

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$91,691 of profit by year 30, before investment growth	$125,247
What you'd walk away with	$1,266,060
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($81,146 total by yr 30) investedThe money you'd have put into the building while it lost money	$429,349
What you'd walk away with	$1,495,065
Building minus stocks	−$229,005

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,590 of profit by year 30, before investment growth	$12,737
What you'd walk away with	$1,153,550
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($182,165 total by yr 30) investedThe money you'd have put into the building while it lost money	$810,321
What you'd walk away with	$1,876,037
Building minus stocks	−$722,487

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $367,500 of principal by year 30	$0
Plus rental profits, invested at 7%$100,672 of profit by year 30, before investment growth	$140,293
What you'd walk away with	$1,258,290
If you put the same money in stocks
Cash to close ($137,200) invested at 7%	$1,044,401
Monthly shortfalls ($72,164 total by yr 30) investedThe money you'd have put into the building while it lost money	$387,835
What you'd walk away with	$1,432,237
Building minus stocks	−$173,947

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $367,500 of principal by year 30	$0
Plus rental profits, invested at 7%$15,183 of profit by year 30, before investment growth	$17,020
What you'd walk away with	$1,135,017
If you put the same money in stocks
Cash to close ($137,200) invested at 7%	$1,044,401
Monthly shortfalls ($167,794 total by yr 30) investedThe money you'd have put into the building while it lost money	$758,044
What you'd walk away with	$1,802,445
Building minus stocks	−$667,428

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

mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 1300 GRAND ST NE, grade/tier=Tier 2, status=Active
mediumAsking is $181,859 above the price where cash flow breaks even ($318,141) at the default scenario. Based on: Derived: price $500,000 vs. break-even $318,141

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 30 days on market, 2 price cuts

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)	$6,670
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,881
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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	triplex
Living units	3
Year built	1900
Market value (2026)	$351,200
Property tax	$6,670
Special assessments	none
Homestead	no
Last sale	2022-05-01 · $398,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 3 unit(s), Tier 2, status active, renews 2027-03-01.

Nearest highway

I 94, about 1070 m away.

Crime in Sheridan

161 incidents in the last 12 months (48 per 1,000 residents), −4% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-02Price cut at $500,000 (was $550,000) · from listing history
2026-06-23Price cut at $550,000 (was $600,000) · from listing history
2026-09-02New at $500,000