1411 Upton Ave N

Minneapolis, MN · Willard - Hay · Find the listing ↗

Cash flows

Asking price: $269,900
Monthly cash flow: $1,013
Estimated rent: $3,800/mo
Break-even price: $460,226

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

3 bed / 1 bath (est.)$1,900 $1,700–$2,075
3 bed / 1 bath (est.)$1,900 $1,700–$2,075

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium. As of 2026-10-02. See the comparable rentals ↓

Rent rules: No rent cap.

Price: $269,900
Monthly cash flow: $1,013
Cash to close: $62,077
Cap rate: 10.9%
Cash-on-cash: 19.6%
DSCR: 1.71×
GRM: 5.9
Price per unit: $134,950
Price that breaks even: $460,226
Rent that breaks even: $2,501/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $2.75M vs $473K

Monthly breakdown

Rent	$3,800
Vacancy (6%)	−$228
Collected	$3,572
Property tax Public record	−$87
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$304
Capital reserve (8% of rent)	−$304
Net operating income	$2,450
Mortgage (principal + interest)	−$1,437
Cash flow	$1,013
Principal paid down (equity, not cash)	$183

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 $2.75M, stocks $473K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $242,910 of principal by year 30	$0
Plus rental profits, invested at 7%$784,376 of profit by year 30, before investment growth	$1,883,984
What you'd walk away with	$2,499,795
If you put the same money in stocks
Cash to close ($35,087) invested at 7%	$267,091
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$267,091
Building minus stocks	$2,232,704

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $242,910 of principal by year 30	$0
Plus rental profits, invested at 7%$600,841 of profit by year 30, before investment growth	$1,383,922
What you'd walk away with	$1,999,733
If you put the same money in stocks
Cash to close ($35,087) invested at 7%	$267,091
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$267,091
Building minus stocks	$1,732,642

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $233,910 of principal by year 30	$0
Plus rental profits, invested at 7%$806,202 of profit by year 30, before investment growth	$1,953,597
What you'd walk away with	$2,546,591
If you put the same money in stocks
Cash to close ($33,787) invested at 7%	$257,195
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$257,195
Building minus stocks	$2,289,396

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $233,910 of principal by year 30	$0
Plus rental profits, invested at 7%$622,667 of profit by year 30, before investment growth	$1,453,535
What you'd walk away with	$2,046,530
If you put the same money in stocks
Cash to close ($33,787) invested at 7%	$257,195
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$257,195
Building minus stocks	$1,789,335

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $215,920 of principal by year 30	$0
Plus rental profits, invested at 7%$856,307 of profit by year 30, before investment growth	$2,134,500
What you'd walk away with	$2,750,312
If you put the same money in stocks
Cash to close ($62,077) invested at 7%	$472,546
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$472,546
Building minus stocks	$2,277,766

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $215,920 of principal by year 30	$0
Plus rental profits, invested at 7%$672,772 of profit by year 30, before investment growth	$1,634,439
What you'd walk away with	$2,250,250
If you put the same money in stocks
Cash to close ($62,077) invested at 7%	$472,546
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$472,546
Building minus stocks	$1,777,704

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $207,920 of principal by year 30	$0
Plus rental profits, invested at 7%$875,467 of profit by year 30, before investment growth	$2,194,832
What you'd walk away with	$2,787,826
If you put the same money in stocks
Cash to close ($59,777) invested at 7%	$455,038
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$455,038
Building minus stocks	$2,332,788

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $207,920 of principal by year 30	$0
Plus rental profits, invested at 7%$691,933 of profit by year 30, before investment growth	$1,694,770
What you'd walk away with	$2,287,765
If you put the same money in stocks
Cash to close ($59,777) invested at 7%	$455,038
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$455,038
Building minus stocks	$1,832,727

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $202,425 of principal by year 30	$0
Plus rental profits, invested at 7%$888,628 of profit by year 30, before investment growth	$2,236,272
What you'd walk away with	$2,852,083
If you put the same money in stocks
Cash to close ($75,572) invested at 7%	$575,273
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$575,273
Building minus stocks	$2,276,810

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $202,425 of principal by year 30	$0
Plus rental profits, invested at 7%$705,094 of profit by year 30, before investment growth	$1,736,210
What you'd walk away with	$2,352,021
If you put the same money in stocks
Cash to close ($75,572) invested at 7%	$575,273
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$575,273
Building minus stocks	$1,776,748

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $194,925 of principal by year 30	$0
Plus rental profits, invested at 7%$906,592 of profit by year 30, before investment growth	$2,292,832
What you'd walk away with	$2,885,827
If you put the same money in stocks
Cash to close ($72,772) invested at 7%	$553,959
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$553,959
Building minus stocks	$2,331,868

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $194,925 of principal by year 30	$0
Plus rental profits, invested at 7%$723,057 of profit by year 30, before investment growth	$1,792,771
What you'd walk away with	$2,385,766
If you put the same money in stocks
Cash to close ($72,772) invested at 7%	$553,959
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$553,959
Building minus stocks	$1,831,807

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.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-02. The estimate above is RentCast's, weighted toward the closest matches.

3 bed / 1 bath estimate $1,900/mo · range $1,700–$2,075

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
1500 W Broadway Ave, Unit 2, Minneapolis 55411 off market	$1,700	3 / 1	—	0.9 mi	2026-05-07	93%
1500 W Broadway Ave, Unit 3, Minneapolis 55411 off market	$1,700	3 / 1	—	0.9 mi	2026-05-07	93%
1823 Girard Ave N, Minneapolis 55411 off market	$1,650	3 / 1	—	0.9 mi	2025-11-15	93%
1702 Glenwood Ave, Minneapolis 55405 off market	$1,525	3 / 1	—	1.1 mi	2026-04-30	92%
2620 Emerson Ave N, Unit 2, Minneapolis 55411 off market	$1,900	3 / 1	—	1.4 mi	2026-05-13	92%
1616 Emerson Ave N, Minneapolis 55411 off market	$1,648	3 / 1	1,600	1.1 mi	2026-04-17	91%
1510 22nd Ave N, Minneapolis 55411 off market	$1,670	3 / 1	1,500	0.9 mi	2026-05-07	90%
816 21st Ave N, Apt 225, Minneapolis 55411	$2,065	3 / 1	1,500	1.3 mi	2026-07-14	90%
816 21st Ave N, Apt 101, Minneapolis 55411	$2,065	3 / 1	1,500	1.3 mi	2026-07-14	90%
816 21st Ave N, Apt 336, Minneapolis 55411	$2,065	3 / 1	1,500	1.3 mi	2026-07-14	90%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

low$67 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 1702924430028: special assessments (current) = $67.32

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 311 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)	$1,042
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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. base rate	8% / 8%

County record Public record

Recorded as	duplex
Living units	2
Year built	1921
Market value (2026)	$270,400
Property tax	$1,042
Special assessments	$67
Homestead	no
Last sale	2019-08-01 · $165,000

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 2149 m away.

Crime in Willard - Hay

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

Status history

2025-11-25New at $269,900