2820 12th Ave S

Minneapolis, MN · Midtown Phillips · Listing office ↗ · Find the listing ↗

Asking price: $550,000
Monthly cash flow: −$432
Estimated rent: $4,800/mo
Break-even price: $468,752

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

6 bed / 2.5 bath (est.)$2,550 $2,175–$2,925
5 bed / 2.5 bath (est.)$2,250 $1,900–$2,600

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: $550,000
Monthly cash flow: −$432
Cash to close: $126,500
Cap rate: 5.4%
Cash-on-cash: −4.1%
DSCR: 0.85×
GRM: 9.5
Price per unit: $275,000
Price that breaks even: $468,752
Rent that breaks even: $5,369/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $1.83M vs $1.08M

Monthly breakdown

Rent	$4,800
Vacancy (6%)	−$288
Collected	$4,512
Property tax Public record	−$659
Insurance Estimate	−$264
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$432
Capital reserve (9% of rent)	−$432
Net operating income	$2,495
Mortgage (principal + interest)	−$2,927
Cash flow	−$432
Principal paid down (equity, not cash)	$372

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 $1.83M, stocks $1.08M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$238,659 of profit by year 30, before investment growth	$367,331
What you'd walk away with	$1,622,226
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($70,734 total by yr 30) investedThe money you'd have put into the building while it lost money	$421,436
What you'd walk away with	$965,712
Building minus stocks	$656,514

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$90,400 of profit by year 30, before investment growth	$117,175
What you'd walk away with	$1,372,070
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($154,308 total by yr 30) investedThe money you'd have put into the building while it lost money	$802,936
What you'd walk away with	$1,347,212
Building minus stocks	$24,858

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$252,823 of profit by year 30, before investment growth	$396,040
What you'd walk away with	$1,628,119
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($63,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$380,532
What you'd walk away with	$914,912
Building minus stocks	$713,207

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$99,689 of profit by year 30, before investment growth	$131,530
What you'd walk away with	$1,363,609
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($141,771 total by yr 30) investedThe money you'd have put into the building while it lost money	$747,678
What you'd walk away with	$1,282,058
Building minus stocks	$81,551

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$332,748 of profit by year 30, before investment growth	$572,960
What you'd walk away with	$1,827,855
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($18,243 total by yr 30) investedThe money you'd have put into the building while it lost money	$116,563
What you'd walk away with	$1,079,513
Building minus stocks	$748,342

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$154,716 of profit by year 30, before investment growth	$224,097
What you'd walk away with	$1,478,992
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($72,045 total by yr 30) investedThe money you'd have put into the building while it lost money	$399,357
What you'd walk away with	$1,362,307
Building minus stocks	$116,685

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$348,076 of profit by year 30, before investment growth	$610,117
What you'd walk away with	$1,842,195
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($14,411 total by yr 30) investedThe money you'd have put into the building while it lost money	$93,389
What you'd walk away with	$1,038,831
Building minus stocks	$803,364

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$165,642 of profit by year 30, before investment growth	$244,009
What you'd walk away with	$1,476,088
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($63,810 total by yr 30) investedThe money you'd have put into the building while it lost money	$358,938
What you'd walk away with	$1,304,380
Building minus stocks	$171,708

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$387,281 of profit by year 30, before investment growth	$710,187
What you'd walk away with	$1,965,081
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($6,911 total by yr 30) investedThe money you'd have put into the building while it lost money	$46,401
What you'd walk away with	$1,218,689
Building minus stocks	$746,392

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$194,381 of profit by year 30, before investment growth	$299,361
What you'd walk away with	$1,554,255
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($45,844 total by yr 30) investedThe money you'd have put into the building while it lost money	$267,232
What you'd walk away with	$1,439,519
Building minus stocks	$114,736

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$403,008 of profit by year 30, before investment growth	$752,237
What you'd walk away with	$1,984,315
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($4,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$31,891
What you'd walk away with	$1,182,864
Building minus stocks	$801,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$206,188 of profit by year 30, before investment growth	$323,297
What you'd walk away with	$1,555,375
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($39,688 total by yr 30) investedThe money you'd have put into the building while it lost money	$234,608
What you'd walk away with	$1,385,581
Building minus stocks	$169,794

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

highProperty taxes have been delinquent since 2025. Expect penalties and a payoff at closing; ask why. Public record: Hennepin County parcel 3502924340051: earliest delinquent year=25
mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 2820 12TH AVE S
mediumFlat roof per the city assessor on a stucco building: get its age and a moisture inspection. Public record: Hennepin County parcel 3502924340051: roof=FLAT, exterior=STUCCO
mediumBought for $469,900 in Apr 2024; asking is 17% more 30 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 3502924340051: last sale 2024-04-01, $469,900

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 149 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)	$7,909
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,168
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 1916: +1 pt capital reserve; 11 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1916
Market value (2026)	$416,500
Property tax	$7,909
Special assessments	none
Homestead	no
Taxes delinquent since	25
Last sale	2024-04-01 · $469,900

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1079 m away.

Crime in Midtown Phillips

409 incidents in the last 12 months (79 per 1,000 residents), +2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-06New at $550,000