2631 Girard Ave N

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

Asking price: $289,900
Monthly cash flow: −$7
Estimated rent: $3,000/mo
Break-even price: $288,596

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.)$1,650 $1,400–$1,900
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

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: $289,900
Monthly cash flow: −$7
Cash to close: $66,677
Cap rate: 6.4%
Cash-on-cash: −0.1%
DSCR: 1.00×
GRM: 8.1
Price per unit: $144,950
Price that breaks even: $288,596
Rent that breaks even: $3,009/mo
Cash flow turns positive: year 2
Year 30: property vs stocks: $1.23M vs $508K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$340
Insurance Estimate	−$204
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,536
Mortgage (principal + interest)	−$1,543
Cash flow	−$7
Principal paid down (equity, not cash)	$196

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 $1.23M, stocks $508K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$221,221 of profit by year 30, before investment growth	$394,972
What you'd walk away with	$1,056,415
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($14,613 total by yr 30) investedThe money you'd have put into the building while it lost money	$95,036
What you'd walk away with	$381,919
Building minus stocks	$674,496

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$104,939 of profit by year 30, before investment growth	$156,682
What you'd walk away with	$818,125
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($43,226 total by yr 30) investedThe money you'd have put into the building while it lost money	$251,531
What you'd walk away with	$538,414
Building minus stocks	$279,711

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $251,910 of principal by year 30	$0
Plus rental profits, invested at 7%$239,614 of profit by year 30, before investment growth	$442,750
What you'd walk away with	$1,081,378
If you put the same money in stocks
Cash to close ($36,387) invested at 7%	$276,987
Monthly shortfalls ($11,180 total by yr 30) investedThe money you'd have put into the building while it lost money	$73,201
What you'd walk away with	$350,188
Building minus stocks	$731,190

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $251,910 of principal by year 30	$0
Plus rental profits, invested at 7%$118,356 of profit by year 30, before investment growth	$182,747
What you'd walk away with	$821,374
If you put the same money in stocks
Cash to close ($36,387) invested at 7%	$276,987
Monthly shortfalls ($34,818 total by yr 30) investedThe money you'd have put into the building while it lost money	$207,983
What you'd walk away with	$484,970
Building minus stocks	$336,404

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$283,952 of profit by year 30, before investment growth	$569,609
What you'd walk away with	$1,231,052
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($83 total by yr 30) investedThe money you'd have put into the building while it lost money	$592
What you'd walk away with	$508,155
Building minus stocks	$722,897

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$151,768 of profit by year 30, before investment growth	$254,113
What you'd walk away with	$915,556
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($12,795 total by yr 30) investedThe money you'd have put into the building while it lost money	$79,882
What you'd walk away with	$587,444
Building minus stocks	$328,112

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $223,920 of principal by year 30	$0
Plus rental profits, invested at 7%$303,030 of profit by year 30, before investment growth	$629,348
What you'd walk away with	$1,267,975
If you put the same money in stocks
Cash to close ($64,377) invested at 7%	$490,054
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	$490,054
Building minus stocks	$777,921

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $223,920 of principal by year 30	$0
Plus rental profits, invested at 7%$166,627 of profit by year 30, before investment growth	$289,042
What you'd walk away with	$927,669
If you put the same money in stocks
Cash to close ($64,377) invested at 7%	$490,054
Monthly shortfalls ($8,493 total by yr 30) investedThe money you'd have put into the building while it lost money	$54,479
What you'd walk away with	$544,534
Building minus stocks	$383,135

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$318,586 of profit by year 30, before investment growth	$678,329
What you'd walk away with	$1,339,773
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
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	$617,902
Building minus stocks	$721,871

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$179,287 of profit by year 30, before investment growth	$320,300
What you'd walk away with	$981,744
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
Monthly shortfalls ($5,597 total by yr 30) investedThe money you'd have put into the building while it lost money	$36,756
What you'd walk away with	$654,658
Building minus stocks	$327,086

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $209,925 of principal by year 30	$0
Plus rental profits, invested at 7%$336,549 of profit by year 30, before investment growth	$734,890
What you'd walk away with	$1,373,517
If you put the same money in stocks
Cash to close ($78,372) invested at 7%	$596,588
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	$596,588
Building minus stocks	$776,929

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $209,925 of principal by year 30	$0
Plus rental profits, invested at 7%$194,610 of profit by year 30, before investment growth	$360,092
What you'd walk away with	$998,720
If you put the same money in stocks
Cash to close ($78,372) invested at 7%	$596,588
Monthly shortfalls ($2,957 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,988
What you'd walk away with	$616,576
Building minus stocks	$382,144

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

mediumBought for $195,000 in Sep 2024; asking is 49% more 25 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0902924430178: last sale 2024-09-01, $195,000

Opportunities

None found.

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)	$4,078
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,450
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$214,700
Property tax	$4,078
Special assessments	none
Homestead	no
Last sale	2024-09-01 · $195,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 1134 m away.

Crime in Jordan

596 incidents in the last 12 months (70 per 1,000 residents), +5% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-28Price cut at $289,900 (was $299,900) · from listing history
2026-09-28New at $289,900