2206 Arthur St NE

Minneapolis, MN · Windom Park · Listing office ↗ · Find the listing ↗

Far off

Asking price: $464,000
Monthly cash flow: −$1,297
Estimated rent: $3,000/mo
Break-even price: $220,373

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
2 bed / 1.5 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: $464,000
Monthly cash flow: −$1,297
Cash to close: $106,720
Cap rate: 3.0%
Cash-on-cash: −14.6%
DSCR: 0.47×
GRM: 12.9
Price per unit: $232,000
Price that breaks even: $220,373
Rent that breaks even: $4,662/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.06M vs $1.89M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$733
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,173
Mortgage (principal + interest)	−$2,470
Cash flow	−$1,297
Principal paid down (equity, not cash)	$314

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 $1.06M, stocks $1.89M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $417,600 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	$1,058,675
If you put the same money in stocks
Cash to close ($60,320) invested at 7%	$459,171
Monthly shortfalls ($399,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,513,046
What you'd walk away with	$1,972,217
Building minus stocks	−$913,542

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $417,600 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	$1,058,675
If you put the same money in stocks
Cash to close ($60,320) invested at 7%	$459,171
Monthly shortfalls ($544,669 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,907,831
What you'd walk away with	$2,367,002
Building minus stocks	−$1,308,327

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,101,977
Minus 6% selling cost	−$66,119
Minus loan still owedTenants' rent paid down all $408,600 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	$1,035,859
If you put the same money in stocks
Cash to close ($59,020) invested at 7%	$449,275
Monthly shortfalls ($377,947 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,443,433
What you'd walk away with	$1,892,708
Building minus stocks	−$856,849

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,101,977
Minus 6% selling cost	−$66,119
Minus loan still owedTenants' rent paid down all $408,600 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	$1,035,859
If you put the same money in stocks
Cash to close ($59,020) invested at 7%	$449,275
Monthly shortfalls ($522,843 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,838,218
What you'd walk away with	$2,287,493
Building minus stocks	−$1,251,634

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $371,200 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	$1,058,675
If you put the same money in stocks
Cash to close ($106,720) invested at 7%	$812,380
Monthly shortfalls ($276,113 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,082,368
What you'd walk away with	$1,894,748
Building minus stocks	−$836,073

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $371,200 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	$1,058,675
If you put the same money in stocks
Cash to close ($106,720) invested at 7%	$812,380
Monthly shortfalls ($421,009 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,477,154
What you'd walk away with	$2,289,533
Building minus stocks	−$1,230,858

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,101,977
Minus 6% selling cost	−$66,119
Minus loan still owedTenants' rent paid down all $363,200 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	$1,035,859
If you put the same money in stocks
Cash to close ($104,420) invested at 7%	$794,872
Monthly shortfalls ($256,952 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,022,037
What you'd walk away with	$1,816,909
Building minus stocks	−$781,050

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,101,977
Minus 6% selling cost	−$66,119
Minus loan still owedTenants' rent paid down all $363,200 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	$1,035,859
If you put the same money in stocks
Cash to close ($104,420) invested at 7%	$794,872
Monthly shortfalls ($401,848 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,416,822
What you'd walk away with	$2,211,694
Building minus stocks	−$1,175,835

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $348,000 of principal by year 30	$0
Plus rental profits, invested at 7%$410 of profit by year 30, before investment growth	$410
What you'd walk away with	$1,059,084
If you put the same money in stocks
Cash to close ($129,920) invested at 7%	$988,984
Monthly shortfalls ($220,956 total by yr 30) investedThe money you'd have put into the building while it lost money	$907,817
What you'd walk away with	$1,896,802
Building minus stocks	−$837,718

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $348,000 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	$1,058,675
If you put the same money in stocks
Cash to close ($129,920) invested at 7%	$988,984
Monthly shortfalls ($365,443 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,302,193
What you'd walk away with	$2,291,177
Building minus stocks	−$1,232,502

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,101,977
Minus 6% selling cost	−$66,119
Minus loan still owedTenants' rent paid down all $340,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,374 of profit by year 30, before investment growth	$1,399
What you'd walk away with	$1,037,258
If you put the same money in stocks
Cash to close ($127,120) invested at 7%	$967,670
Monthly shortfalls ($203,957 total by yr 30) investedThe money you'd have put into the building while it lost money	$852,247
What you'd walk away with	$1,819,916
Building minus stocks	−$782,658

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,101,977
Minus 6% selling cost	−$66,119
Minus loan still owedTenants' rent paid down all $340,500 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	$1,035,859
If you put the same money in stocks
Cash to close ($127,120) invested at 7%	$967,670
Monthly shortfalls ($347,479 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,245,633
What you'd walk away with	$2,213,303
Building minus stocks	−$1,177,444

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

mediumAsking is $243,627 above the price where cash flow breaks even ($220,373) at the default scenario. Based on: Derived: price $464,000 vs. break-even $220,373

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)	$8,790
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,454
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	1949
Market value (2026)	$462,900
Property tax	$8,790
Special assessments	none
Homestead	no
Last sale	2020-08-01 · $375,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 801 m away.

Crime in Windom Park

193 incidents in the last 12 months (34 per 1,000 residents), +41% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-18New at $464,000