2644 Dupont Ave S

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

Far off

Asking price: $365,000
Monthly cash flow: −$832
Estimated rent: $2,700/mo
Break-even price: $208,623

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

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
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: $365,000
Monthly cash flow: −$832
Cash to close: $83,950
Cap rate: 3.7%
Cash-on-cash: −11.9%
DSCR: 0.57×
GRM: 11.3
Price per unit: $182,500
Price that breaks even: $208,623
Rent that breaks even: $3,781/mo
Cash flow turns positive: year 24
Year 30: property vs stocks: $849K vs $1.22M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$532
Insurance Estimate	−$206
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,110
Mortgage (principal + interest)	−$1,943
Cash flow	−$832
Principal paid down (equity, not cash)	$247

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 $849K, stocks $1.22M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $328,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,441 of profit by year 30, before investment growth	$1,469
What you'd walk away with	$834,263
If you put the same money in stocks
Cash to close ($47,450) invested at 7%	$361,202
Monthly shortfalls ($211,206 total by yr 30) investedThe money you'd have put into the building while it lost money	$904,355
What you'd walk away with	$1,265,556
Building minus stocks	−$431,293

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $328,500 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	$832,794
If you put the same money in stocks
Cash to close ($47,450) invested at 7%	$361,202
Monthly shortfalls ($340,171 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,258,192
What you'd walk away with	$1,619,394
Building minus stocks	−$786,600

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $319,500 of principal by year 30	$0
Plus rental profits, invested at 7%$3,362 of profit by year 30, before investment growth	$3,510
What you'd walk away with	$813,488
If you put the same money in stocks
Cash to close ($46,150) invested at 7%	$351,306
Monthly shortfalls ($191,301 total by yr 30) investedThe money you'd have put into the building while it lost money	$836,783
What you'd walk away with	$1,188,088
Building minus stocks	−$374,600

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $319,500 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	$809,977
If you put the same money in stocks
Cash to close ($46,150) invested at 7%	$351,306
Monthly shortfalls ($318,345 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,188,579
What you'd walk away with	$1,539,885
Building minus stocks	−$729,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $292,000 of principal by year 30	$0
Plus rental profits, invested at 7%$14,606 of profit by year 30, before investment growth	$16,630
What you'd walk away with	$849,424
If you put the same money in stocks
Cash to close ($83,950) invested at 7%	$639,049
Monthly shortfalls ($127,096 total by yr 30) investedThe money you'd have put into the building while it lost money	$580,729
What you'd walk away with	$1,219,777
Building minus stocks	−$370,353

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $292,000 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	$832,794
If you put the same money in stocks
Cash to close ($83,950) invested at 7%	$639,049
Monthly shortfalls ($242,895 total by yr 30) investedThe money you'd have put into the building while it lost money	$919,405
What you'd walk away with	$1,558,454
Building minus stocks	−$725,660

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $284,000 of principal by year 30	$0
Plus rental profits, invested at 7%$19,431 of profit by year 30, before investment growth	$22,726
What you'd walk away with	$832,703
If you put the same money in stocks
Cash to close ($81,650) invested at 7%	$621,541
Monthly shortfalls ($112,760 total by yr 30) investedThe money you'd have put into the building while it lost money	$526,493
What you'd walk away with	$1,148,034
Building minus stocks	−$315,331

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $284,000 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	$809,977
If you put the same money in stocks
Cash to close ($81,650) invested at 7%	$621,541
Monthly shortfalls ($223,735 total by yr 30) investedThe money you'd have put into the building while it lost money	$859,074
What you'd walk away with	$1,480,615
Building minus stocks	−$670,638

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $273,750 of principal by year 30	$0
Plus rental profits, invested at 7%$26,671 of profit by year 30, before investment growth	$32,321
What you'd walk away with	$865,115
If you put the same money in stocks
Cash to close ($102,200) invested at 7%	$777,972
Monthly shortfalls ($95,450 total by yr 30) investedThe money you'd have put into the building while it lost money	$458,789
What you'd walk away with	$1,236,762
Building minus stocks	−$371,647

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $273,750 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	$832,794
If you put the same money in stocks
Cash to close ($102,200) invested at 7%	$777,972
Monthly shortfalls ($199,185 total by yr 30) investedThe money you'd have put into the building while it lost money	$781,775
What you'd walk away with	$1,559,747
Building minus stocks	−$726,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $266,250 of principal by year 30	$0
Plus rental profits, invested at 7%$32,803 of profit by year 30, before investment growth	$40,877
What you'd walk away with	$850,855
If you put the same money in stocks
Cash to close ($99,400) invested at 7%	$756,658
Monthly shortfalls ($83,618 total by yr 30) investedThe money you'd have put into the building while it lost money	$410,785
What you'd walk away with	$1,167,443
Building minus stocks	−$316,588

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $266,250 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	$809,977
If you put the same money in stocks
Cash to close ($99,400) invested at 7%	$756,658
Monthly shortfalls ($181,222 total by yr 30) investedThe money you'd have put into the building while it lost money	$725,214
What you'd walk away with	$1,481,872
Building minus stocks	−$671,895

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 $156,377 above the price where cash flow breaks even ($208,623) at the default scenario. Based on: Derived: price $365,000 vs. break-even $208,623

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)	$6,388
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,476
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)	$337,700
Property tax	$6,388
Special assessments	none
Homestead	no
Last sale	2022-02-01 · $372,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94;MN 55, about 1290 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

2026-07-29New at $365,000