Minneapolis › Whittier

2215 Pleasant Ave

Minneapolis, MN · Whittier · Find the listing ↗

Far off

Asking price: $519,900
Monthly cash flow: −$1,428
Estimated rent: $3,300/mo
Break-even price: $251,669

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

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: $519,900
Monthly cash flow: −$1,428
Cash to close: $119,577
Cap rate: 3.1%
Cash-on-cash: −14.3%
DSCR: 0.48×
GRM: 13.1
Price per unit: $259,950
Price that breaks even: $251,669
Rent that breaks even: $5,154/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.19M vs $2.07M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$720
Insurance Estimate	−$251
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,339
Mortgage (principal + interest)	−$2,767
Cash flow	−$1,428
Principal paid down (equity, not cash)	$352

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 $1.19M, stocks $2.07M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $467,910 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	$1,186,218
If you put the same money in stocks
Cash to close ($67,587) invested at 7%	$514,489
Monthly shortfalls ($428,357 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,646,257
What you'd walk away with	$2,160,746
Building minus stocks	−$974,528

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $467,910 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	$1,186,218
If you put the same money in stocks
Cash to close ($67,587) invested at 7%	$514,489
Monthly shortfalls ($587,742 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,080,521
What you'd walk away with	$2,595,010
Building minus stocks	−$1,408,792

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $458,910 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	$1,163,401
If you put the same money in stocks
Cash to close ($66,287) invested at 7%	$504,594
Monthly shortfalls ($406,531 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,576,644
What you'd walk away with	$2,081,237
Building minus stocks	−$917,836

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $458,910 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	$1,163,401
If you put the same money in stocks
Cash to close ($66,287) invested at 7%	$504,594
Monthly shortfalls ($565,916 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,010,908
What you'd walk away with	$2,515,501
Building minus stocks	−$1,352,100

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $415,920 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	$1,186,218
If you put the same money in stocks
Cash to close ($119,577) invested at 7%	$910,251
Monthly shortfalls ($289,799 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,163,694
What you'd walk away with	$2,073,944
Building minus stocks	−$887,726

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $415,920 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	$1,186,218
If you put the same money in stocks
Cash to close ($119,577) invested at 7%	$910,251
Monthly shortfalls ($449,184 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,597,958
What you'd walk away with	$2,508,208
Building minus stocks	−$1,321,990

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $407,920 of principal by year 30	$0
Plus rental profits, invested at 7%$189 of profit by year 30, before investment growth	$189
What you'd walk away with	$1,163,591
If you put the same money in stocks
Cash to close ($117,277) invested at 7%	$892,742
Monthly shortfalls ($270,827 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,103,552
What you'd walk away with	$1,996,294
Building minus stocks	−$832,703

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $407,920 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	$1,163,401
If you put the same money in stocks
Cash to close ($117,277) invested at 7%	$892,742
Monthly shortfalls ($430,023 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,537,626
What you'd walk away with	$2,430,369
Building minus stocks	−$1,266,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $389,925 of principal by year 30	$0
Plus rental profits, invested at 7%$2,582 of profit by year 30, before investment growth	$2,657
What you'd walk away with	$1,188,874
If you put the same money in stocks
Cash to close ($145,572) invested at 7%	$1,108,131
Monthly shortfalls ($230,121 total by yr 30) investedThe money you'd have put into the building while it lost money	$970,312
What you'd walk away with	$2,078,443
Building minus stocks	−$889,569

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $389,925 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	$1,186,218
If you put the same money in stocks
Cash to close ($145,572) invested at 7%	$1,108,131
Monthly shortfalls ($386,924 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,401,919
What you'd walk away with	$2,510,050
Building minus stocks	−$1,323,832

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $382,425 of principal by year 30	$0
Plus rental profits, invested at 7%$4,379 of profit by year 30, before investment growth	$4,582
What you'd walk away with	$1,167,983
If you put the same money in stocks
Cash to close ($142,772) invested at 7%	$1,086,817
Monthly shortfalls ($213,954 total by yr 30) investedThe money you'd have put into the building while it lost money	$915,676
What you'd walk away with	$2,002,493
Building minus stocks	−$834,510

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $382,425 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	$1,163,401
If you put the same money in stocks
Cash to close ($142,772) invested at 7%	$1,086,817
Monthly shortfalls ($368,961 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,345,358
What you'd walk away with	$2,432,175
Building minus stocks	−$1,268,774

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 $268,231 above the price where cash flow breaks even ($251,669) at the default scenario. Based on: Derived: price $519,900 vs. break-even $251,669
low$414 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 3402924210091: special assessments (current) = $414.44

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 93 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)	$8,643
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,015
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 1908: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1908
Market value (2026)	$455,100
Property tax	$8,643
Special assessments	$414
Homestead	no
Last sale	2016-06-01 · $300,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94;MN 55, about 470 m away.

Crime in Whittier

1,136 incidents in the last 12 months (76 per 1,000 residents), +1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-29New at $519,900