2441 Dupont Ave S

Minneapolis, MN · Lowry Hill East · Find the listing ↗

Far off

Asking price: $849,900
Monthly cash flow: −$2,883
Estimated rent: $3,900/mo
Break-even price: $308,235

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

4 bed / 2 bath (est.)$1,950 $1,650–$2,250
4 bed / 2 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: $849,900
Monthly cash flow: −$2,883
Cash to close: $195,477
Cap rate: 2.3%
Cash-on-cash: −17.7%
DSCR: 0.36×
GRM: 18.2
Price per unit: $424,950
Price that breaks even: $308,235
Rent that breaks even: $7,693/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.94M vs $4.19M

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Public record	−$842
Insurance Estimate	−$251
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$351
Capital reserve (9% of rent)	−$351
Net operating income	$1,641
Mortgage (principal + interest)	−$4,524
Cash flow	−$2,883
Principal paid down (equity, not cash)	$576

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 $1.94M, stocks $4.19M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $764,910 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	$1,939,155
If you put the same money in stocks
Cash to close ($110,487) invested at 7%	$841,055
Monthly shortfalls ($982,648 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,486,404
What you'd walk away with	$4,327,459
Building minus stocks	−$2,388,304

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $764,910 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	$1,939,155
If you put the same money in stocks
Cash to close ($110,487) invested at 7%	$841,055
Monthly shortfalls ($1,171,013 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,999,625
What you'd walk away with	$4,840,680
Building minus stocks	−$2,901,525

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $755,910 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	$1,916,338
If you put the same money in stocks
Cash to close ($109,187) invested at 7%	$831,159
Monthly shortfalls ($960,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,416,791
What you'd walk away with	$4,247,950
Building minus stocks	−$2,331,612

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $755,910 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	$1,916,338
If you put the same money in stocks
Cash to close ($109,187) invested at 7%	$831,159
Monthly shortfalls ($1,149,187 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,930,012
What you'd walk away with	$4,761,171
Building minus stocks	−$2,844,833

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $679,920 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	$1,939,155
If you put the same money in stocks
Cash to close ($195,477) invested at 7%	$1,488,021
Monthly shortfalls ($756,143 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,697,540
What you'd walk away with	$4,185,561
Building minus stocks	−$2,246,406

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $679,920 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	$1,939,155
If you put the same money in stocks
Cash to close ($195,477) invested at 7%	$1,488,021
Monthly shortfalls ($944,507 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,210,761
What you'd walk away with	$4,698,782
Building minus stocks	−$2,759,627

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $671,920 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	$1,916,338
If you put the same money in stocks
Cash to close ($193,177) invested at 7%	$1,470,513
Monthly shortfalls ($736,982 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,637,209
What you'd walk away with	$4,107,721
Building minus stocks	−$2,191,383

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $671,920 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	$1,916,338
If you put the same money in stocks
Cash to close ($193,177) invested at 7%	$1,470,513
Monthly shortfalls ($925,346 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,150,430
What you'd walk away with	$4,620,942
Building minus stocks	−$2,704,604

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $637,425 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	$1,939,155
If you put the same money in stocks
Cash to close ($237,972) invested at 7%	$1,811,504
Monthly shortfalls ($654,363 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,377,068
What you'd walk away with	$4,188,572
Building minus stocks	−$2,249,417

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $637,425 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	$1,939,155
If you put the same money in stocks
Cash to close ($237,972) invested at 7%	$1,811,504
Monthly shortfalls ($842,728 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,890,289
What you'd walk away with	$4,701,793
Building minus stocks	−$2,762,638

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $629,925 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	$1,916,338
If you put the same money in stocks
Cash to close ($235,172) invested at 7%	$1,790,189
Monthly shortfalls ($636,400 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,320,508
What you'd walk away with	$4,110,697
Building minus stocks	−$2,194,359

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $629,925 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	$1,916,338
If you put the same money in stocks
Cash to close ($235,172) invested at 7%	$1,790,189
Monthly shortfalls ($824,764 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,833,729
What you'd walk away with	$4,623,918
Building minus stocks	−$2,707,580

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

mediumAsking is $541,665 above the price where cash flow breaks even ($308,235) at the default scenario. Based on: Derived: price $849,900 vs. break-even $308,235

Opportunities

The seller bought for $381,000 in May 2002, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3302924140085: last sale 2002-05-01, $381,000
Long time on market: room to negotiate. Based on: Listing data: 126 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)	$10,109
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,012
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 1908: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1908
Market value (2026)	$534,400
Property tax	$10,109
Special assessments	none
Homestead	no
Last sale	2002-05-01 · $381,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94;MN 55, about 896 m away.

Crime in Lowry Hill East

647 incidents in the last 12 months (74 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-29New at $849,900