Minneapolis › Whittier

2621 2nd Ave S

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

Cash flows

Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.

Asking price: $550,000
Monthly cash flow: $865
Estimated rent: $7,700/mo
Break-even price: $712,453

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.)$1,900 $1,600–$2,200
3 bed / 1 bath (est.)$1,900 $1,600–$2,200
2 bed / 1 bath (est.)$1,300 $1,050–$1,550
2 bed / 1 bath (est.)$1,300 $1,050–$1,550
2 bed / 1 bath (est.)$1,300 $1,050–$1,550

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: $550,000
Monthly cash flow: $865
Cash to close: $126,500
Cap rate: 8.3%
Cash-on-cash: 8.2%
DSCR: 1.30×
GRM: 6.0
Price per unit: $110,000
Price that breaks even: $712,453
Rent that breaks even: $6,562/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $3.65M vs $963K

Monthly breakdown

Rent	$7,700
Vacancy (6%)	−$462
Collected	$7,238
Property tax Public record	−$1,075
Insurance Estimate	−$500
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$693
Capital reserve (9% of rent)	−$693
Net operating income	$3,792
Mortgage (principal + interest)	−$2,927
Cash flow	$865
Principal paid down (equity, not cash)	$372

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 $3.65M, stocks $963K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$864,387 of profit by year 30, before investment growth	$1,879,982
What you'd walk away with	$3,134,877
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
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	$544,276
Building minus stocks	$2,590,601

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$508,522 of profit by year 30, before investment growth	$972,300
What you'd walk away with	$2,227,195
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($16,033 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,600
What you'd walk away with	$649,877
Building minus stocks	$1,577,318

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$886,213 of profit by year 30, before investment growth	$1,949,595
What you'd walk away with	$3,181,673
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
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	$534,380
Building minus stocks	$2,647,293

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$527,203 of profit by year 30, before investment growth	$1,021,646
What you'd walk away with	$2,253,724
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($12,889 total by yr 30) investedThe money you'd have put into the building while it lost money	$85,333
What you'd walk away with	$619,714
Building minus stocks	$1,634,010

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,010,967 of profit by year 30, before investment growth	$2,390,483
What you'd walk away with	$3,645,378
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
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	$962,950
Building minus stocks	$2,682,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$639,068 of profit by year 30, before investment growth	$1,377,201
What you'd walk away with	$2,632,095
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
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	$962,950
Building minus stocks	$1,669,145

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,030,128 of profit by year 30, before investment growth	$2,450,814
What you'd walk away with	$3,682,893
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
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	$945,442
Building minus stocks	$2,737,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$658,229 of profit by year 30, before investment growth	$1,437,532
What you'd walk away with	$2,669,610
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
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	$945,442
Building minus stocks	$1,724,168

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,076,832 of profit by year 30, before investment growth	$2,597,872
What you'd walk away with	$3,852,766
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
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	$1,172,287
Building minus stocks	$2,680,479

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$704,933 of profit by year 30, before investment growth	$1,584,589
What you'd walk away with	$2,839,484
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
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	$1,172,287
Building minus stocks	$1,667,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,094,795 of profit by year 30, before investment growth	$2,654,432
What you'd walk away with	$3,886,511
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
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	$1,150,973
Building minus stocks	$2,735,538

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$722,896 of profit by year 30, before investment growth	$1,641,150
What you'd walk away with	$2,873,228
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
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	$1,150,973
Building minus stocks	$1,722,255

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 $1,900/mo · range $1,600–$2,200

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
2111 2nd Ave S, Unit B1, Minneapolis 55404 off market	$1,850	3 / 1	—	0.5 mi	2026-06-05	93%
2023 2nd Ave S, Minneapolis 55404 off market	$1,799	3 / 1	—	0.5 mi	2026-03-03	93%
2315 Pleasant Ave, Minneapolis 55404 off market	$1,765	3 / 1	—	0.5 mi	2026-05-29	93%
2450 Blaisdell Ave S, Unit 2, Minneapolis 55404 off market	$2,350	3 / 1	2,000	0.4 mi	2026-07-24	88%
2821 1st Ave S, Minneapolis 55408	$1,600	3 / 1	1,743	0.3 mi	2026-06-17	87%
200 E 27th St, Minneapolis 55408	$1,835	3 / 1	1,400	0.1 mi	2026-09-15	85%
202 E 27th St, Minneapolis 55408 off market	$1,590	3 / 1	1,400	0.0 mi	2026-07-09	85%
17 E 27th St, Apt 2, Minneapolis 55408 off market	$1,200	2 / 1	—	0.2 mi	2026-08-27	84%
2723 Portland Ave S, Minneapolis 55407	$1,536	2 / 1	—	0.3 mi	2026-07-17	84%
2835 Park Ave, Minneapolis 55407	$1,255	2 / 1	—	0.5 mi	2026-07-17	84%

2 bed / 1 bath estimate $1,300/mo · range $1,050–$1,550

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
17 E 27th St, Apt 2, Minneapolis 55408 off market	$1,200	2 / 1	—	0.2 mi	2026-08-27	94%
2723 Portland Ave S, Minneapolis 55407	$1,536	2 / 1	—	0.3 mi	2026-07-17	94%
2835 Park Ave, Minneapolis 55407	$1,255	2 / 1	—	0.5 mi	2026-07-17	93%
2021 3rd Ave S, Apt B1, Minneapolis 55404 off market	$1,150	2 / 1	—	0.5 mi	2025-12-03	93%
1917 Stevens Ave, Apt 4, Minneapolis 55403 off market	$1,400	2 / 1	—	0.6 mi	2025-02-22	93%
2424 Chicago Ave S, Minneapolis 55404 off market	$1,400	2 / 1	—	0.6 mi	2025-10-15	93%
205 27th St E, Minneapolis 55408	$1,250	1 / 1	—	0.1 mi	2026-09-30	84%
17 E 27th St, Apt 4, Minneapolis 55408 off market	$830	1 / 1	—	0.2 mi	2023-10-08	84%
2725 Pleasant Ave, Apt 301, Minneapolis 55408 off market	$1,100	1 / 1	—	0.5 mi	2026-07-12	84%
2111 2nd Ave S, Unit B1, Minneapolis 55404 off market	$1,850	3 / 1	—	0.5 mi	2026-06-05	84%

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

highThe city's rental license covers 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 2621 2ND AVE S, units=4
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: 2621 2ND AVE S, grade/tier=Tier 2, status=Active
mediumFlat roof per the city assessor on a stucco building: get its age and a moisture inspection. Public record: Hennepin County parcel 3402924420233: roof=Flat, exterior=STUCCO
medium$2,524 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 3402924420233: special assessments (current) = $2,524.11

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 104 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)	$12,895
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,005
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$425
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 1914: +1 pt capital reserve; 12 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1914
Market value (2026)	$679,000
Property tax	$12,895
Special assessments	$2,524
Homestead	no
Last sale	2020-08-01 · $750,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 2, status active, renews 2027-03-01.

Nearest highway

I 35W, about 163 m away.

Crime in Whittier

1,136 incidents in the last 12 months (76 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

2026-06-20New at $550,000