2725 Dupont Ave S

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

Far off

Asking price: $450,000
Monthly cash flow: −$1,064
Estimated rent: $3,300/mo
Break-even price: $250,003

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
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: $450,000
Monthly cash flow: −$1,064
Cash to close: $103,500
Cap rate: 3.5%
Cash-on-cash: −12.3%
DSCR: 0.56×
GRM: 11.4
Price per unit: $225,000
Price that breaks even: $250,003
Rent that breaks even: $4,682/mo
Cash flow turns positive: year 25
Year 30: property vs stocks: $1.04M vs $1.56M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$742
Insurance Estimate	−$238
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,331
Mortgage (principal + interest)	−$2,395
Cash flow	−$1,064
Principal paid down (equity, not cash)	$305

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 $1.04M, stocks $1.56M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$134 of profit by year 30, before investment growth	$134
What you'd walk away with	$1,026,866
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($281,423 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,174,409
What you'd walk away with	$1,619,726
Building minus stocks	−$592,860

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($440,674 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,608,540
What you'd walk away with	$2,053,856
Building minus stocks	−$1,027,124

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $396,000 of principal by year 30	$0
Plus rental profits, invested at 7%$944 of profit by year 30, before investment growth	$950
What you'd walk away with	$1,004,866
If you put the same money in stocks
Cash to close ($57,200) invested at 7%	$435,421
Monthly shortfalls ($260,407 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,105,613
What you'd walk away with	$1,541,034
Building minus stocks	−$536,168

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $396,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($57,200) invested at 7%	$435,421
Monthly shortfalls ($418,849 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,538,926
What you'd walk away with	$1,974,347
Building minus stocks	−$970,431

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,259 of profit by year 30, before investment growth	$12,398
What you'd walk away with	$1,039,130
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($172,620 total by yr 30) investedThe money you'd have put into the building while it lost money	$768,990
What you'd walk away with	$1,556,859
Building minus stocks	−$517,729

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $360,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($320,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,190,857
What you'd walk away with	$1,978,725
Building minus stocks	−$951,993

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $352,000 of principal by year 30	$0
Plus rental profits, invested at 7%$15,125 of profit by year 30, before investment growth	$17,016
What you'd walk away with	$1,020,932
If you put the same money in stocks
Cash to close ($101,200) invested at 7%	$770,360
Monthly shortfalls ($157,324 total by yr 30) investedThe money you'd have put into the building while it lost money	$713,278
What you'd walk away with	$1,483,638
Building minus stocks	−$462,706

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $352,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($101,200) invested at 7%	$770,360
Monthly shortfalls ($301,585 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,130,525
What you'd walk away with	$1,900,886
Building minus stocks	−$896,970

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $337,500 of principal by year 30	$0
Plus rental profits, invested at 7%$23,750 of profit by year 30, before investment growth	$27,872
What you'd walk away with	$1,054,604
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($131,221 total by yr 30) investedThe money you'd have put into the building while it lost money	$614,784
What you'd walk away with	$1,573,928
Building minus stocks	−$519,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $337,500 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	$1,026,732
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($266,856 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,021,175
What you'd walk away with	$1,980,319
Building minus stocks	−$953,587

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $330,000 of principal by year 30	$0
Plus rental profits, invested at 7%$29,006 of profit by year 30, before investment growth	$34,816
What you'd walk away with	$1,038,732
If you put the same money in stocks
Cash to close ($123,200) invested at 7%	$937,830
Monthly shortfalls ($118,514 total by yr 30) investedThe money you'd have put into the building while it lost money	$565,167
What you'd walk away with	$1,502,996
Building minus stocks	−$464,264

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $330,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($123,200) invested at 7%	$937,830
Monthly shortfalls ($248,893 total by yr 30) investedThe money you'd have put into the building while it lost money	$964,615
What you'd walk away with	$1,902,445
Building minus stocks	−$898,529

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 $199,997 above the price where cash flow breaks even ($250,003) at the default scenario. Based on: Derived: price $450,000 vs. break-even $250,003

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 22 days on market, 2 price cuts

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)	$8,905
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,860
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)	$470,700
Property tax	$8,905
Special assessments	none
Homestead	no
Last sale	2022-03-01 · $491,000

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 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

2026-09-10Price cut at $450,000 (was $484,900) · from listing history
2026-05-06Price cut at $484,900 (was $539,900) · from listing history
2026-09-10New at $450,000