Minneapolis › Harrison

2218 4th Ave N

Minneapolis, MN · Harrison · Listing office ↗ · Find the listing ↗

Cash flows

Asking price: $400,000
Monthly cash flow: $25
Estimated rent: $4,200/mo
Break-even price: $404,786

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

5 bed / 1.5 bath (est.)$2,250 $1,900–$2,600
4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250

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: $400,000
Monthly cash flow: $25
Cash to close: $92,000
Cap rate: 6.5%
Cash-on-cash: 0.3%
DSCR: 1.01×
GRM: 7.9
Price per unit: $200,000
Price that breaks even: $404,786
Rent that breaks even: $4,167/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.75M vs $700K

Monthly breakdown

Rent	$4,200
Vacancy (6%)	−$252
Collected	$3,948
Property tax Public record	−$629
Insurance Estimate	−$221
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$378
Capital reserve (8% of rent)	−$336
Net operating income	$2,154
Mortgage (principal + interest)	−$2,129
Cash flow	$25
Principal paid down (equity, not cash)	$271

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 $1.75M, stocks $700K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$322,529 of profit by year 30, before investment growth	$584,974
What you'd walk away with	$1,497,624
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($18,009 total by yr 30) investedThe money you'd have put into the building while it lost money	$117,679
What you'd walk away with	$513,516
Building minus stocks	$984,108

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$156,433 of profit by year 30, before investment growth	$237,376
What you'd walk away with	$1,150,026
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($54,768 total by yr 30) investedThe money you'd have put into the building while it lost money	$322,780
What you'd walk away with	$718,617
Building minus stocks	$431,409

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 of principal by year 30	$0
Plus rental profits, invested at 7%$341,210 of profit by year 30, before investment growth	$634,320
What you'd walk away with	$1,524,154
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($14,865 total by yr 30) investedThe money you'd have put into the building while it lost money	$97,412
What you'd walk away with	$483,353
Building minus stocks	$1,040,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 of principal by year 30	$0
Plus rental profits, invested at 7%$170,213 of profit by year 30, before investment growth	$264,696
What you'd walk away with	$1,154,531
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($46,722 total by yr 30) investedThe money you'd have put into the building while it lost money	$280,488
What you'd walk away with	$666,429
Building minus stocks	$488,102

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 of principal by year 30	$0
Plus rental profits, invested at 7%$411,123 of profit by year 30, before investment growth	$838,569
What you'd walk away with	$1,751,219
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
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	$700,327
Building minus stocks	$1,050,892

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 of principal by year 30	$0
Plus rental profits, invested at 7%$223,189 of profit by year 30, before investment growth	$380,181
What you'd walk away with	$1,292,831
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($14,920 total by yr 30) investedThe money you'd have put into the building while it lost money	$94,311
What you'd walk away with	$794,639
Building minus stocks	$498,192

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$430,284 of profit by year 30, before investment growth	$898,900
What you'd walk away with	$1,788,734
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
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	$682,819
Building minus stocks	$1,105,915

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$238,293 of profit by year 30, before investment growth	$416,272
What you'd walk away with	$1,306,107
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($10,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$70,072
What you'd walk away with	$752,891
Building minus stocks	$553,216

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$459,025 of profit by year 30, before investment growth	$989,397
What you'd walk away with	$1,902,047
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
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	$852,573
Building minus stocks	$1,049,474

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$262,058 of profit by year 30, before investment growth	$475,947
What you'd walk away with	$1,388,598
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($5,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$39,250
What you'd walk away with	$891,823
Building minus stocks	$496,775

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$476,988 of profit by year 30, before investment growth	$1,045,957
What you'd walk away with	$1,935,792
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
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	$831,258
Building minus stocks	$1,104,534

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$277,658 of profit by year 30, before investment growth	$517,255
What you'd walk away with	$1,407,090
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($3,524 total by yr 30) investedThe money you'd have put into the building while it lost money	$23,998
What you'd walk away with	$855,256
Building minus stocks	$551,834

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

No red flags in the available data. That isn't the same as none.

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)	$7,545
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,650
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. 9 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	duplex
Living units	2
Year built	1921
Market value (2026)	$397,300
Property tax	$7,545
Special assessments	none
Homestead	no
Last sale	2022-05-01 · $398,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 394, about 1290 m away.

Crime in Harrison

243 incidents in the last 12 months (75 per 1,000 residents), +26% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-21New at $400,000