2720 Dupont Ave S

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

Overpriced

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

Asking price: $674,900
Monthly cash flow: −$935
Estimated rent: $6,150/mo
Break-even price: $499,211

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $674,900
Monthly cash flow: −$935
Cash to close: $155,227
Cap rate: 4.7%
Cash-on-cash: −7.2%
DSCR: 0.74×
GRM: 9.1
Price per unit: $134,980
Price that breaks even: $499,211
Rent that breaks even: $7,380/mo
Cash flow turns positive: year 13
Year 30: property vs stocks: $1.84M vs $1.60M

Monthly breakdown

Rent	$6,150
Vacancy (6%)	−$369
Collected	$5,781
Property tax Public record	−$1,028
Insurance Estimate	−$504
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$554
Capital reserve (9% of rent)	−$554
Net operating income	$2,657
Mortgage (principal + interest)	−$3,592
Cash flow	−$935
Principal paid down (equity, not cash)	$457

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 $1.84M, stocks $1.60M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,159
Minus 6% selling cost	−$98,290
Minus loan still owedTenants' rent paid down all $607,410 of principal by year 30	$0
Plus rental profits, invested at 7%$117,513 of profit by year 30, before investment growth	$155,094
What you'd walk away with	$1,694,964
If you put the same money in stocks
Cash to close ($87,737) invested at 7%	$667,876
Monthly shortfalls ($171,595 total by yr 30) investedThe money you'd have put into the building while it lost money	$906,047
What you'd walk away with	$1,573,923
Building minus stocks	$121,041

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,159
Minus 6% selling cost	−$98,290
Minus loan still owedTenants' rent paid down all $607,410 of principal by year 30	$0
Plus rental profits, invested at 7%$6,411 of profit by year 30, before investment growth	$6,698
What you'd walk away with	$1,546,568
If you put the same money in stocks
Cash to close ($87,737) invested at 7%	$667,876
Monthly shortfalls ($357,530 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,566,962
What you'd walk away with	$2,234,838
Building minus stocks	−$688,270

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $598,410 of principal by year 30	$0
Plus rental profits, invested at 7%$127,114 of profit by year 30, before investment growth	$170,194
What you'd walk away with	$1,687,247
If you put the same money in stocks
Cash to close ($86,437) invested at 7%	$657,980
Monthly shortfalls ($159,371 total by yr 30) investedThe money you'd have put into the building while it lost money	$851,534
What you'd walk away with	$1,509,514
Building minus stocks	$177,733

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $598,410 of principal by year 30	$0
Plus rental profits, invested at 7%$9,085 of profit by year 30, before investment growth	$9,643
What you'd walk away with	$1,526,696
If you put the same money in stocks
Cash to close ($86,437) invested at 7%	$657,980
Monthly shortfalls ($338,378 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,500,293
What you'd walk away with	$2,158,273
Building minus stocks	−$631,577

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,159
Minus 6% selling cost	−$98,290
Minus loan still owedTenants' rent paid down all $539,920 of principal by year 30	$0
Plus rental profits, invested at 7%$200,469 of profit by year 30, before investment growth	$297,227
What you'd walk away with	$1,837,096
If you put the same money in stocks
Cash to close ($155,227) invested at 7%	$1,181,628
Monthly shortfalls ($74,684 total by yr 30) investedThe money you'd have put into the building while it lost money	$421,748
What you'd walk away with	$1,603,376
Building minus stocks	$233,720

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,159
Minus 6% selling cost	−$98,290
Minus loan still owedTenants' rent paid down all $539,920 of principal by year 30	$0
Plus rental profits, invested at 7%$37,457 of profit by year 30, before investment growth	$43,947
What you'd walk away with	$1,583,817
If you put the same money in stocks
Cash to close ($155,227) invested at 7%	$1,181,628
Monthly shortfalls ($208,708 total by yr 30) investedThe money you'd have put into the building while it lost money	$977,779
What you'd walk away with	$2,159,406
Building minus stocks	−$575,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $531,920 of principal by year 30	$0
Plus rental profits, invested at 7%$211,965 of profit by year 30, before investment growth	$318,941
What you'd walk away with	$1,835,995
If you put the same money in stocks
Cash to close ($152,927) invested at 7%	$1,164,119
Monthly shortfalls ($67,020 total by yr 30) investedThe money you'd have put into the building while it lost money	$383,132
What you'd walk away with	$1,547,251
Building minus stocks	$288,744

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $531,920 of principal by year 30	$0
Plus rental profits, invested at 7%$42,979 of profit by year 30, before investment growth	$51,209
What you'd walk away with	$1,568,263
If you put the same money in stocks
Cash to close ($152,927) invested at 7%	$1,164,119
Monthly shortfalls ($195,070 total by yr 30) investedThe money you'd have put into the building while it lost money	$924,710
What you'd walk away with	$2,088,829
Building minus stocks	−$520,566

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,159
Minus 6% selling cost	−$98,290
Minus loan still owedTenants' rent paid down all $506,175 of principal by year 30	$0
Plus rental profits, invested at 7%$251,677 of profit by year 30, before investment growth	$398,195
What you'd walk away with	$1,938,065
If you put the same money in stocks
Cash to close ($188,972) invested at 7%	$1,438,503
Monthly shortfalls ($45,071 total by yr 30) investedThe money you'd have put into the building while it lost money	$268,233
What you'd walk away with	$1,706,736
Building minus stocks	$231,329

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,159
Minus 6% selling cost	−$98,290
Minus loan still owedTenants' rent paid down all $506,175 of principal by year 30	$0
Plus rental profits, invested at 7%$63,390 of profit by year 30, before investment growth	$79,404
What you'd walk away with	$1,619,274
If you put the same money in stocks
Cash to close ($188,972) invested at 7%	$1,438,503
Monthly shortfalls ($153,819 total by yr 30) investedThe money you'd have put into the building while it lost money	$758,751
What you'd walk away with	$2,197,254
Building minus stocks	−$577,980

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $498,675 of principal by year 30	$0
Plus rental profits, invested at 7%$264,035 of profit by year 30, before investment growth	$424,222
What you'd walk away with	$1,941,275
If you put the same money in stocks
Cash to close ($186,172) invested at 7%	$1,417,189
Monthly shortfalls ($39,465 total by yr 30) investedThe money you'd have put into the building while it lost money	$237,699
What you'd walk away with	$1,654,887
Building minus stocks	$286,388

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,613,887
Minus 6% selling cost	−$96,833
Minus loan still owedTenants' rent paid down all $498,675 of principal by year 30	$0
Plus rental profits, invested at 7%$70,063 of profit by year 30, before investment growth	$89,036
What you'd walk away with	$1,606,089
If you put the same money in stocks
Cash to close ($186,172) invested at 7%	$1,417,189
Monthly shortfalls ($142,529 total by yr 30) investedThe money you'd have put into the building while it lost money	$711,823
What you'd walk away with	$2,129,011
Building minus stocks	−$522,922

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

highThe city's rental license covers 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 2720 DUPONT AVE S, units=4
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 3302924420072: roof=Flat, exterior=WOOD

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 137 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)	$12,334
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,050
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 1905: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1905
Market value (2026)	$652,000
Property tax	$12,334
Special assessments	none
Homestead	no
Last sale	2019-06-01 · $850,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 94;MN 55, about 1387 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

2026-05-18New at $674,900