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Minneapolis › Hawthorne

2326 Bryant Ave N

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

Cash flows
Asking price
$264,900
2 units · $132K per unit
Monthly cash flow
$813
at 20% down, 7%
Estimated rent
$4,000/mo
medium confidence
Break-even price
$417,606
where cash flow hits $0

Adjust these numbers in the calculator See the full breakdown

The numbers

Down payment %
Offer
Management
Interest rate %

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.)$2,000 $1,850–$2,150
  • 3 bed / 1 bath (est.)$2,000 $1,850–$2,150

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium. As of 2026-10-02. See the comparable rentals ↓

Rent rules: No rent cap.

Price
$264,900
Monthly cash flow
$813
Cash to close
$60,927
Cap rate
10.1%
Cash-on-cash
16.0%
DSCR
1.58×
GRM
5.5
Price per unit
$132,450
Price that breaks even
$417,606
Rent that breaks even
$2,944/mo
Cash flow turns positive
year 1
Year 30: property vs stocks
$2.38M vs $464K

Monthly breakdown

Rent$4,000
Vacancy (6%)−$240
Collected$3,760
Property tax Public record−$398
Insurance Estimate−$230
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (8% of rent)−$320
Capital reserve (9% of rent)−$360
Net operating income$2,223
Mortgage (principal + interest)−$1,410
Cash flow$813
Principal paid down (equity, not cash)$179

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 $2.38M, stocks $464K. The property wins.

How those totals add up

Year 30
If you buy this building
Sale priceValue grows 3% a year from the price$642,982
Minus 6% selling cost−$38,579
Minus loan still owedTenants' rent paid down all $211,920 of principal by year 30$0
Plus rental profits, invested at 7%$719,732 of profit by year 30, before investment growth$1,780,244
What you'd walk away with$2,384,647
If you put the same money in stocks
Cash to close ($60,927) invested at 7%$463,792
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$463,792
Building minus stocks$1,920,855

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.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-02. The estimate above is RentCast's, weighted toward the closest matches.

3 bed / 1 bath estimate $2,000/mo · range $1,850–$2,150

AddressRentBd / BaSq ftDistanceListedMatch
2620 Emerson Ave N, Unit 2, Minneapolis 55411 off market $1,900 3 / 1 — 0.3 mi 2026-05-13 94%
1500 W Broadway Ave, Unit 2, Minneapolis 55411 off market $1,700 3 / 1 — 0.5 mi 2026-05-07 93%
1500 W Broadway Ave, Unit 3, Minneapolis 55411 off market $1,700 3 / 1 — 0.5 mi 2026-05-07 93%
1823 Girard Ave N, Minneapolis 55411 off market $1,650 3 / 1 — 0.5 mi 2025-11-15 93%
3118 Morgan Ave N, Minneapolis 55411 off market $1,900 3 / 1 — 0.9 mi 2025-10-15 93%
1616 Emerson Ave N, Minneapolis 55411 off market $1,648 3 / 1 1,600 0.6 mi 2026-04-17 89%
816 21st Ave N, Apt 226, Minneapolis 55411 $2,065 3 / 1 1,500 0.2 mi 2026-07-14 88%
816 21st Ave N, Apt 107, Minneapolis 55411 $1,788 3 / 1 1,500 0.2 mi 2026-07-14 88%
816 21st Ave N, Apt 336, Minneapolis 55411 $2,065 3 / 1 1,500 0.2 mi 2026-07-14 88%
816 21st Ave N, Apt 335, Minneapolis 55411 $2,065 3 / 1 1,500 0.2 mi 2026-07-14 88%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

  • mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 2326 BRYANT AVE N, grade/tier=Tier 2, status=Active

Opportunities

  • Long time on market: room to negotiate. Based on: Listing data: 71 days on market, 2 price cuts

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)$4,770
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,757
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 1904: +1 pt capital reserve8% / 9%

County record Public record

Recorded asduplex
Living units2
Year built1904
Market value (2026)$251,200
Property tax$4,770
Special assessmentsnone
Homesteadno
Last sale2022-07-01 · $260,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 614 m away.

Crime in Hawthorne

446 incidents in the last 12 months (79 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