Minneapolis › Harrison

2224 4th Ave N

Minneapolis, MN · Harrison · Find the listing ↗

Cash flows

Asking price: $260,000
Monthly cash flow: $62
Estimated rent: $3,000/mo
Break-even price: $271,666

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
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: $260,000
Monthly cash flow: $62
Cash to close: $59,800
Cap rate: 6.7%
Cash-on-cash: 1.2%
DSCR: 1.04×
GRM: 7.2
Price per unit: $130,000
Price that breaks even: $271,666
Rent that breaks even: $2,919/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.19M vs $455K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$425
Insurance Estimate	−$209
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,446
Mortgage (principal + interest)	−$1,384
Cash flow	$62
Principal paid down (equity, not cash)	$176

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 $455K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$225,528 of profit by year 30, before investment growth	$421,779
What you'd walk away with	$1,015,002
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($9,481 total by yr 30) investedThe money you'd have put into the building while it lost money	$62,164
What you'd walk away with	$319,458
Building minus stocks	$695,544

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$103,914 of profit by year 30, before investment growth	$159,784
What you'd walk away with	$753,007
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($32,763 total by yr 30) investedThe money you'd have put into the building while it lost money	$194,954
What you'd walk away with	$452,248
Building minus stocks	$300,759

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$244,210 of profit by year 30, before investment growth	$471,125
What you'd walk away with	$1,041,532
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($6,337 total by yr 30) investedThe money you'd have put into the building while it lost money	$41,896
What you'd walk away with	$289,295
Building minus stocks	$752,237

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$118,236 of profit by year 30, before investment growth	$189,091
What you'd walk away with	$759,498
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($25,259 total by yr 30) investedThe money you'd have put into the building while it lost money	$154,648
What you'd walk away with	$402,046
Building minus stocks	$357,452

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$285,339 of profit by year 30, before investment growth	$600,943
What you'd walk away with	$1,194,166
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
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	$455,213
Building minus stocks	$738,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$148,393 of profit by year 30, before investment growth	$257,063
What you'd walk away with	$850,286
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($7,950 total by yr 30) investedThe money you'd have put into the building while it lost money	$50,905
What you'd walk away with	$506,118
Building minus stocks	$344,168

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$304,500 of profit by year 30, before investment growth	$661,275
What you'd walk away with	$1,231,681
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
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	$437,705
Building minus stocks	$793,976

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$164,044 of profit by year 30, before investment growth	$295,854
What you'd walk away with	$866,260
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($4,440 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,365
What you'd walk away with	$467,069
Building minus stocks	$399,191

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$316,475 of profit by year 30, before investment growth	$698,982
What you'd walk away with	$1,292,204
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
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	$554,172
Building minus stocks	$738,032

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$174,328 of profit by year 30, before investment growth	$322,755
What you'd walk away with	$915,978
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
Monthly shortfalls ($2,748 total by yr 30) investedThe money you'd have put into the building while it lost money	$18,558
What you'd walk away with	$572,731
Building minus stocks	$343,247

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$334,438 of profit by year 30, before investment growth	$755,542
What you'd walk away with	$1,325,949
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
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	$532,858
Building minus stocks	$793,091

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$190,493 of profit by year 30, before investment growth	$367,385
What you'd walk away with	$937,791
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
Monthly shortfalls ($950 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,628
What you'd walk away with	$539,486
Building minus stocks	$398,305

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 2224 4TH AVE N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 456 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)	$5,097
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,512
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$268,400
Property tax	$5,097
Special assessments	none
Homestead	no
Last sale	2022-08-01 · $322,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 394, about 1289 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

2025-07-03New at $260,000