2326 Bryant Ave N

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

Cash flows

Asking price: $264,900
Monthly cash flow: $813
Estimated rent: $4,000/mo
Break-even price: $417,606

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.)$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.

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 $238,410 of principal by year 30	$0
Plus rental profits, invested at 7%$649,134 of profit by year 30, before investment growth	$1,534,369
What you'd walk away with	$2,138,771
If you put the same money in stocks
Cash to close ($34,437) invested at 7%	$262,143
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	$262,143
Building minus stocks	$1,876,628

	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 $238,410 of principal by year 30	$0
Plus rental profits, invested at 7%$455,939 of profit by year 30, before investment growth	$1,007,988
What you'd walk away with	$1,612,391
If you put the same money in stocks
Cash to close ($34,437) invested at 7%	$262,143
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	$262,143
Building minus stocks	$1,350,248

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $229,410 of principal by year 30	$0
Plus rental profits, invested at 7%$670,960 of profit by year 30, before investment growth	$1,603,982
What you'd walk away with	$2,185,568
If you put the same money in stocks
Cash to close ($33,137) invested at 7%	$252,247
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	$252,247
Building minus stocks	$1,933,321

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $229,410 of principal by year 30	$0
Plus rental profits, invested at 7%$477,765 of profit by year 30, before investment growth	$1,077,601
What you'd walk away with	$1,659,188
If you put the same money in stocks
Cash to close ($33,137) invested at 7%	$252,247
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	$252,247
Building minus stocks	$1,406,941

	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

	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%$526,538 of profit by year 30, before investment growth	$1,253,864
What you'd walk away with	$1,858,267
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	$1,394,475

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $203,920 of principal by year 30	$0
Plus rental profits, invested at 7%$738,893 of profit by year 30, before investment growth	$1,840,576
What you'd walk away with	$2,422,162
If you put the same money in stocks
Cash to close ($58,627) invested at 7%	$446,284
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	$446,284
Building minus stocks	$1,975,878

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $203,920 of principal by year 30	$0
Plus rental profits, invested at 7%$545,698 of profit by year 30, before investment growth	$1,314,195
What you'd walk away with	$1,895,782
If you put the same money in stocks
Cash to close ($58,627) invested at 7%	$446,284
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	$446,284
Building minus stocks	$1,449,498

	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 $198,675 of principal by year 30	$0
Plus rental profits, invested at 7%$751,455 of profit by year 30, before investment growth	$1,880,130
What you'd walk away with	$2,484,533
If you put the same money in stocks
Cash to close ($74,172) invested at 7%	$564,616
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	$564,616
Building minus stocks	$1,919,917

	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 $198,675 of principal by year 30	$0
Plus rental profits, invested at 7%$558,261 of profit by year 30, before investment growth	$1,353,750
What you'd walk away with	$1,958,153
If you put the same money in stocks
Cash to close ($74,172) invested at 7%	$564,616
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	$564,616
Building minus stocks	$1,393,537

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $191,175 of principal by year 30	$0
Plus rental profits, invested at 7%$769,418 of profit by year 30, before investment growth	$1,936,691
What you'd walk away with	$2,518,277
If you put the same money in stocks
Cash to close ($71,372) invested at 7%	$543,302
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	$543,302
Building minus stocks	$1,974,975

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $191,175 of principal by year 30	$0
Plus rental profits, invested at 7%$576,224 of profit by year 30, before investment growth	$1,410,310
What you'd walk away with	$1,991,897
If you put the same money in stocks
Cash to close ($71,372) invested at 7%	$543,302
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	$543,302
Building minus stocks	$1,448,595

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

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 reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1904
Market value (2026)	$251,200
Property tax	$4,770
Special assessments	none
Homestead	no
Last sale	2022-07-01 · $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

2026-07-23Price cut at $264,900 (was $299,000) · from listing history
2026-04-29Price cut at $299,000 (was $329,900) · from listing history
2026-07-23New at $264,900