2121 13th Ave S

Minneapolis, MN · Ventura Village · Listing office ↗ · Find the listing ↗

Cash flows

Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.

Asking price: $634,000
Monthly cash flow: $995
Estimated rent: $7,350/mo
Break-even price: $821,017

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.)$1,650 $1,400–$1,900
3 bed / 1 bath (est.)$1,650 $1,400–$1,900
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

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: $634,000
Monthly cash flow: $995
Cash to close: $145,820
Cap rate: 8.3%
Cash-on-cash: 8.2%
DSCR: 1.29×
GRM: 7.2
Price per unit: $126,800
Price that breaks even: $821,017
Rent that breaks even: $6,040/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $4.31M vs $1.11M

Monthly breakdown

Rent	$7,350
Vacancy (6%)	−$441
Collected	$6,909
Property tax Public record	−$192
Insurance Estimate	−$540
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$662
Capital reserve (9% of rent)	−$662
Net operating income	$4,370
Mortgage (principal + interest)	−$3,374
Cash flow	$995
Principal paid down (equity, not cash)	$429

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 $4.31M, stocks $1.11M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,538,884
Minus 6% selling cost	−$92,333
Minus loan still owedTenants' rent paid down all $570,600 of principal by year 30	$0
Plus rental profits, invested at 7%$1,051,917 of profit by year 30, before investment growth	$2,271,748
What you'd walk away with	$3,718,299
If you put the same money in stocks
Cash to close ($82,420) invested at 7%	$627,402
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	$627,402
Building minus stocks	$3,090,897

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,538,884
Minus 6% selling cost	−$92,333
Minus loan still owedTenants' rent paid down all $570,600 of principal by year 30	$0
Plus rental profits, invested at 7%$708,554 of profit by year 30, before investment growth	$1,382,356
What you'd walk away with	$2,828,907
If you put the same money in stocks
Cash to close ($82,420) invested at 7%	$627,402
Monthly shortfalls ($11,631 total by yr 30) investedThe money you'd have put into the building while it lost money	$77,832
What you'd walk away with	$705,234
Building minus stocks	$2,123,673

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,514,612
Minus 6% selling cost	−$90,877
Minus loan still owedTenants' rent paid down all $561,600 of principal by year 30	$0
Plus rental profits, invested at 7%$1,073,743 of profit by year 30, before investment growth	$2,341,361
What you'd walk away with	$3,765,096
If you put the same money in stocks
Cash to close ($81,120) invested at 7%	$617,506
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	$617,506
Building minus stocks	$3,147,590

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,514,612
Minus 6% selling cost	−$90,877
Minus loan still owedTenants' rent paid down all $561,600 of principal by year 30	$0
Plus rental profits, invested at 7%$727,235 of profit by year 30, before investment growth	$1,431,702
What you'd walk away with	$2,855,437
If you put the same money in stocks
Cash to close ($81,120) invested at 7%	$617,506
Monthly shortfalls ($8,487 total by yr 30) investedThe money you'd have put into the building while it lost money	$57,565
What you'd walk away with	$675,071
Building minus stocks	$2,180,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,538,884
Minus 6% selling cost	−$92,333
Minus loan still owedTenants' rent paid down all $507,200 of principal by year 30	$0
Plus rental profits, invested at 7%$1,220,884 of profit by year 30, before investment growth	$2,860,216
What you'd walk away with	$4,306,768
If you put the same money in stocks
Cash to close ($145,820) invested at 7%	$1,110,019
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	$1,110,019
Building minus stocks	$3,196,749

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,538,884
Minus 6% selling cost	−$92,333
Minus loan still owedTenants' rent paid down all $507,200 of principal by year 30	$0
Plus rental profits, invested at 7%$865,889 of profit by year 30, before investment growth	$1,892,992
What you'd walk away with	$3,339,544
If you put the same money in stocks
Cash to close ($145,820) invested at 7%	$1,110,019
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	$1,110,019
Building minus stocks	$2,229,525

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,514,612
Minus 6% selling cost	−$90,877
Minus loan still owedTenants' rent paid down all $499,200 of principal by year 30	$0
Plus rental profits, invested at 7%$1,240,044 of profit by year 30, before investment growth	$2,920,547
What you'd walk away with	$4,344,283
If you put the same money in stocks
Cash to close ($143,520) invested at 7%	$1,092,511
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	$1,092,511
Building minus stocks	$3,251,772

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,514,612
Minus 6% selling cost	−$90,877
Minus loan still owedTenants' rent paid down all $499,200 of principal by year 30	$0
Plus rental profits, invested at 7%$885,050 of profit by year 30, before investment growth	$1,953,323
What you'd walk away with	$3,377,058
If you put the same money in stocks
Cash to close ($143,520) invested at 7%	$1,092,511
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	$1,092,511
Building minus stocks	$2,284,547

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,538,884
Minus 6% selling cost	−$92,333
Minus loan still owedTenants' rent paid down all $475,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,296,808 of profit by year 30, before investment growth	$3,099,279
What you'd walk away with	$4,545,830
If you put the same money in stocks
Cash to close ($177,520) invested at 7%	$1,351,328
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	$1,351,328
Building minus stocks	$3,194,502

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,538,884
Minus 6% selling cost	−$92,333
Minus loan still owedTenants' rent paid down all $475,500 of principal by year 30	$0
Plus rental profits, invested at 7%$941,814 of profit by year 30, before investment growth	$2,132,055
What you'd walk away with	$3,578,606
If you put the same money in stocks
Cash to close ($177,520) invested at 7%	$1,351,328
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	$1,351,328
Building minus stocks	$2,227,278

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,514,612
Minus 6% selling cost	−$90,877
Minus loan still owedTenants' rent paid down all $468,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,314,771 of profit by year 30, before investment growth	$3,155,839
What you'd walk away with	$4,579,574
If you put the same money in stocks
Cash to close ($174,720) invested at 7%	$1,330,013
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	$1,330,013
Building minus stocks	$3,249,561

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,514,612
Minus 6% selling cost	−$90,877
Minus loan still owedTenants' rent paid down all $468,000 of principal by year 30	$0
Plus rental profits, invested at 7%$959,777 of profit by year 30, before investment growth	$2,188,615
What you'd walk away with	$3,612,350
If you put the same money in stocks
Cash to close ($174,720) invested at 7%	$1,330,013
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	$1,330,013
Building minus stocks	$2,282,337

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

highThe city's rental license covers 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 2121 13TH AVE S, units=4

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)	$2,300
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,474
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$425
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; 12 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1900
Market value (2026)	$594,300
Property tax	$2,300
Special assessments	none
Homestead	no
Last sale	2022-06-01 · $500,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 94, about 490 m away.

Crime in Ventura Village

505 incidents in the last 12 months (72 per 1,000 residents), −2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-19New at $634,000