Minneapolis › Whittier

2635 Pillsbury Ave S

Minneapolis, MN · Whittier · Find the listing ↗

Far off

Asking price: $520,000
Monthly cash flow: −$1,120
Estimated rent: $3,600/mo
Break-even price: $309,487

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 / 1.5 bath (est.)$1,950 $1,650–$2,250
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900

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: $520,000
Monthly cash flow: −$1,120
Cash to close: $119,600
Cap rate: 3.8%
Cash-on-cash: −11.2%
DSCR: 0.60×
GRM: 12.0
Price per unit: $260,000
Price that breaks even: $309,487
Rent that breaks even: $5,055/mo
Cash flow turns positive: year 21
Year 30: property vs stocks: $1.24M vs $1.64M

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$663
Insurance Estimate	−$232
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,647
Mortgage (principal + interest)	−$2,768
Cash flow	−$1,120
Principal paid down (equity, not cash)	$352

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 $1.24M, stocks $1.64M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,176
Minus 6% selling cost	−$75,731
Minus loan still owedTenants' rent paid down all $468,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,901 of profit by year 30, before investment growth	$12,905
What you'd walk away with	$1,199,351
If you put the same money in stocks
Cash to close ($67,600) invested at 7%	$514,588
Monthly shortfalls ($261,064 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,174,115
What you'd walk away with	$1,688,704
Building minus stocks	−$489,353

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,176
Minus 6% selling cost	−$75,731
Minus loan still owedTenants' rent paid down all $468,000 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	$1,186,446
If you put the same money in stocks
Cash to close ($67,600) invested at 7%	$514,588
Monthly shortfalls ($423,037 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,634,952
What you'd walk away with	$2,149,541
Building minus stocks	−$963,095

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $459,000 of principal by year 30	$0
Plus rental profits, invested at 7%$15,649 of profit by year 30, before investment growth	$17,255
What you'd walk away with	$1,180,884
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,693
Monthly shortfalls ($242,986 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,108,852
What you'd walk away with	$1,613,544
Building minus stocks	−$432,660

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $459,000 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	$1,163,630
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,693
Monthly shortfalls ($401,212 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,565,339
What you'd walk away with	$2,070,032
Building minus stocks	−$906,402

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,176
Minus 6% selling cost	−$75,731
Minus loan still owedTenants' rent paid down all $416,000 of principal by year 30	$0
Plus rental profits, invested at 7%$41,545 of profit by year 30, before investment growth	$50,140
What you'd walk away with	$1,236,586
If you put the same money in stocks
Cash to close ($119,600) invested at 7%	$910,426
Monthly shortfalls ($152,123 total by yr 30) investedThe money you'd have put into the building while it lost money	$728,694
What you'd walk away with	$1,639,120
Building minus stocks	−$402,534

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,176
Minus 6% selling cost	−$75,731
Minus loan still owedTenants' rent paid down all $416,000 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	$1,186,446
If you put the same money in stocks
Cash to close ($119,600) invested at 7%	$910,426
Monthly shortfalls ($284,453 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,152,297
What you'd walk away with	$2,062,722
Building minus stocks	−$876,276

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $408,000 of principal by year 30	$0
Plus rental profits, invested at 7%$47,932 of profit by year 30, before investment growth	$58,964
What you'd walk away with	$1,222,594
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,918
Monthly shortfalls ($139,349 total by yr 30) investedThe money you'd have put into the building while it lost money	$677,188
What you'd walk away with	$1,570,105
Building minus stocks	−$347,511

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $408,000 of principal by year 30	$0
Plus rental profits, invested at 7%$600 of profit by year 30, before investment growth	$600
What you'd walk away with	$1,164,229
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,918
Monthly shortfalls ($265,892 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,092,565
What you'd walk away with	$1,985,483
Building minus stocks	−$821,254

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,176
Minus 6% selling cost	−$75,731
Minus loan still owedTenants' rent paid down all $390,000 of principal by year 30	$0
Plus rental profits, invested at 7%$63,968 of profit by year 30, before investment growth	$82,155
What you'd walk away with	$1,268,601
If you put the same money in stocks
Cash to close ($145,600) invested at 7%	$1,108,344
Monthly shortfalls ($112,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$564,633
What you'd walk away with	$1,672,977
Building minus stocks	−$404,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,262,176
Minus 6% selling cost	−$75,731
Minus loan still owedTenants' rent paid down all $390,000 of principal by year 30	$0
Plus rental profits, invested at 7%$3,744 of profit by year 30, before investment growth	$3,899
What you'd walk away with	$1,190,345
If you put the same money in stocks
Cash to close ($145,600) invested at 7%	$1,108,344
Monthly shortfalls ($225,925 total by yr 30) investedThe money you'd have put into the building while it lost money	$960,119
What you'd walk away with	$2,068,463
Building minus stocks	−$878,118

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$71,373 of profit by year 30, before investment growth	$93,361
What you'd walk away with	$1,256,990
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,030
Monthly shortfalls ($101,716 total by yr 30) investedThe money you'd have put into the building while it lost money	$519,278
What you'd walk away with	$1,606,308
Building minus stocks	−$349,318

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$5,844 of profit by year 30, before investment growth	$6,196
What you'd walk away with	$1,169,825
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,030
Monthly shortfalls ($210,062 total by yr 30) investedThe money you'd have put into the building while it lost money	$905,856
What you'd walk away with	$1,992,886
Building minus stocks	−$823,061

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

medium$2,251 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 3402924310018: special assessments (current) = $2,251.39
mediumAsking is $210,513 above the price where cash flow breaks even ($309,487) at the default scenario. Based on: Derived: price $520,000 vs. break-even $309,487

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)	$7,950
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,787
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)	$418,600
Property tax	$7,950
Special assessments	$2,251
Homestead	no
Last sale	2020-11-01 · $535,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 618 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

2026-08-13New at $520,000