Minneapolis › Harrison

2313 Glenwood Ave

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

Far off

Asking price: $320,000
Monthly cash flow: −$854
Estimated rent: $2,400/mo
Break-even price: $159,501

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

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $320,000
Monthly cash flow: −$854
Cash to close: $73,600
Cap rate: 3.2%
Cash-on-cash: −13.9%
DSCR: 0.50×
GRM: 11.1
Price per unit: $160,000
Price that breaks even: $159,501
Rent that breaks even: $3,509/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $730K vs $1.26M

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Estimate	−$560
Insurance Estimate	−$209
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$849
Mortgage (principal + interest)	−$1,703
Cash flow	−$854
Principal paid down (equity, not cash)	$217

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 $730K, stocks $1.26M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 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	$730,121
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($262,288 total by yr 30) investedThe money you'd have put into the building while it lost money	$999,110
What you'd walk away with	$1,315,780
Building minus stocks	−$585,659

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 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	$730,121
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($378,205 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,314,938
What you'd walk away with	$1,631,608
Building minus stocks	−$901,487

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $279,000 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	$707,304
If you put the same money in stocks
Cash to close ($40,300) invested at 7%	$306,774
Monthly shortfalls ($240,463 total by yr 30) investedThe money you'd have put into the building while it lost money	$929,497
What you'd walk away with	$1,236,271
Building minus stocks	−$528,967

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $279,000 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	$707,304
If you put the same money in stocks
Cash to close ($40,300) invested at 7%	$306,774
Monthly shortfalls ($356,379 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,245,325
What you'd walk away with	$1,552,099
Building minus stocks	−$844,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 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	$730,121
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($177,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$702,091
What you'd walk away with	$1,262,353
Building minus stocks	−$532,232

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 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	$730,121
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($292,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,017,919
What you'd walk away with	$1,578,181
Building minus stocks	−$848,060

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $248,000 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	$707,304
If you put the same money in stocks
Cash to close ($71,300) invested at 7%	$542,754
Monthly shortfalls ($157,845 total by yr 30) investedThe money you'd have put into the building while it lost money	$641,760
What you'd walk away with	$1,184,513
Building minus stocks	−$477,209

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $248,000 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	$707,304
If you put the same money in stocks
Cash to close ($71,300) invested at 7%	$542,754
Monthly shortfalls ($273,761 total by yr 30) investedThe money you'd have put into the building while it lost money	$957,588
What you'd walk away with	$1,500,342
Building minus stocks	−$793,038

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$750 of profit by year 30, before investment growth	$761
What you'd walk away with	$730,882
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($139,434 total by yr 30) investedThe money you'd have put into the building while it lost money	$582,190
What you'd walk away with	$1,264,248
Building minus stocks	−$533,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 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	$730,121
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($254,601 total by yr 30) investedThe money you'd have put into the building while it lost money	$897,257
What you'd walk away with	$1,579,315
Building minus stocks	−$849,194

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $232,500 of principal by year 30	$0
Plus rental profits, invested at 7%$2,294 of profit by year 30, before investment growth	$2,398
What you'd walk away with	$709,702
If you put the same money in stocks
Cash to close ($86,800) invested at 7%	$660,744
Monthly shortfalls ($123,015 total by yr 30) investedThe money you'd have put into the building while it lost money	$527,266
What you'd walk away with	$1,188,010
Building minus stocks	−$478,308

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $232,500 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	$707,304
If you put the same money in stocks
Cash to close ($86,800) invested at 7%	$660,744
Monthly shortfalls ($236,638 total by yr 30) investedThe money you'd have put into the building while it lost money	$840,696
What you'd walk away with	$1,501,440
Building minus stocks	−$794,136

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 2313 GLENWOOD AVE
mediumAsking is $160,499 above the price where cash flow breaks even ($159,501) at the default scenario. Based on: Derived: price $320,000 vs. break-even $159,501

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 149 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 Estimateestimate. No tax record found; 2.1% of price.	$6,720
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,509
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 1905: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1905
Market value (2026)	$313,700
Property tax	$4,579
Special assessments	none
Homestead	no
Last sale	2005-11-01 · $175,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 394, about 1136 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

2026-05-06New at $320,000