1622 Girard Ave N

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

Cash flows

Asking price: $330,000
Monthly cash flow: $105
Estimated rent: $3,600/mo
Break-even price: $349,760

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: $330,000
Monthly cash flow: $105
Cash to close: $75,900
Cap rate: 6.8%
Cash-on-cash: 1.7%
DSCR: 1.06×
GRM: 7.6
Price per unit: $165,000
Price that breaks even: $349,760
Rent that breaks even: $3,463/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.57M vs $578K

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$452
Insurance Estimate	−$229
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	$1,862
Mortgage (principal + interest)	−$1,756
Cash flow	$105
Principal paid down (equity, not cash)	$223

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 $1.57M, stocks $578K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $297,000 of principal by year 30	$0
Plus rental profits, invested at 7%$308,951 of profit by year 30, before investment growth	$584,562
What you'd walk away with	$1,337,498
If you put the same money in stocks
Cash to close ($42,900) invested at 7%	$326,566
Monthly shortfalls ($10,640 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,964
What you'd walk away with	$396,530
Building minus stocks	$940,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $297,000 of principal by year 30	$0
Plus rental profits, invested at 7%$159,222 of profit by year 30, before investment growth	$253,182
What you'd walk away with	$1,006,119
If you put the same money in stocks
Cash to close ($42,900) invested at 7%	$326,566
Monthly shortfalls ($34,786 total by yr 30) investedThe money you'd have put into the building while it lost money	$212,327
What you'd walk away with	$538,893
Building minus stocks	$467,226

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$327,633 of profit by year 30, before investment growth	$633,908
What you'd walk away with	$1,364,028
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($7,496 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,697
What you'd walk away with	$366,367
Building minus stocks	$997,661

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$174,440 of profit by year 30, before investment growth	$285,953
What you'd walk away with	$1,016,073
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($28,178 total by yr 30) investedThe money you'd have put into the building while it lost money	$175,485
What you'd walk away with	$492,155
Building minus stocks	$523,918

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $264,000 of principal by year 30	$0
Plus rental profits, invested at 7%$386,259 of profit by year 30, before investment growth	$820,898
What you'd walk away with	$1,573,835
If you put the same money in stocks
Cash to close ($75,900) invested at 7%	$577,770
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	$577,770
Building minus stocks	$996,065

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $264,000 of principal by year 30	$0
Plus rental profits, invested at 7%$219,154 of profit by year 30, before investment growth	$391,633
What you'd walk away with	$1,144,569
If you put the same money in stocks
Cash to close ($75,900) invested at 7%	$577,770
Monthly shortfalls ($6,770 total by yr 30) investedThe money you'd have put into the building while it lost money	$44,477
What you'd walk away with	$622,247
Building minus stocks	$522,322

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$405,420 of profit by year 30, before investment growth	$881,229
What you'd walk away with	$1,611,350
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
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	$560,262
Building minus stocks	$1,051,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$235,472 of profit by year 30, before investment growth	$433,932
What you'd walk away with	$1,164,052
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($3,927 total by yr 30) investedThe money you'd have put into the building while it lost money	$26,445
What you'd walk away with	$586,707
Building minus stocks	$577,345

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$425,778 of profit by year 30, before investment growth	$945,331
What you'd walk away with	$1,698,268
If you put the same money in stocks
Cash to close ($92,400) invested at 7%	$703,372
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	$703,372
Building minus stocks	$994,896

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$253,598 of profit by year 30, before investment growth	$483,338
What you'd walk away with	$1,236,275
If you put the same money in stocks
Cash to close ($92,400) invested at 7%	$703,372
Monthly shortfalls ($1,695 total by yr 30) investedThe money you'd have put into the building while it lost money	$11,749
What you'd walk away with	$715,122
Building minus stocks	$521,153

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$443,741 of profit by year 30, before investment growth	$1,001,892
What you'd walk away with	$1,732,012
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
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	$682,058
Building minus stocks	$1,049,954

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$270,343 of profit by year 30, before investment growth	$531,540
What you'd walk away with	$1,261,660
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($477 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,391
What you'd walk away with	$685,449
Building minus stocks	$576,211

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

lowSold for $1,060,000 in Jun 2025, more than today's asking price. Ask why the owner is selling again so soon. Public record: Hennepin County parcel 1602924420056: last sale 2025-06-01, $1,060,000

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)	$5,421
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,744
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 1910: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1910
Market value (2026)	$285,400
Property tax	$5,421
Special assessments	none
Homestead	no
Last sale	2025-06-01 · $1,060,000

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 961 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

2026-08-27New at $330,000