3012 Bryant Ave S

Minneapolis, MN · South Uptown · Listing office ↗ · Find the listing ↗

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

Asking price: $599,000
Monthly cash flow: −$111
Estimated rent: $6,750/mo
Break-even price: $578,125

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
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: $599,000
Monthly cash flow: −$111
Cash to close: $137,770
Cap rate: 6.2%
Cash-on-cash: −1.0%
DSCR: 0.97×
GRM: 7.4
Price per unit: $119,800
Price that breaks even: $578,125
Rent that breaks even: $6,896/mo
Cash flow turns positive: year 3
Year 30: property vs stocks: $2.36M vs $1.06M

Monthly breakdown

Rent	$6,750
Vacancy (6%)	−$405
Collected	$6,345
Property tax Public record	−$1,067
Insurance Estimate	−$501
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$608
Capital reserve (9% of rent)	−$608
Net operating income	$3,077
Mortgage (principal + interest)	−$3,188
Cash flow	−$111
Principal paid down (equity, not cash)	$406

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 $2.36M, stocks $1.06M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $539,100 of principal by year 30	$0
Plus rental profits, invested at 7%$387,200 of profit by year 30, before investment growth	$668,549
What you'd walk away with	$2,035,244
If you put the same money in stocks
Cash to close ($77,870) invested at 7%	$592,766
Monthly shortfalls ($37,584 total by yr 30) investedThe money you'd have put into the building while it lost money	$241,122
What you'd walk away with	$833,889
Building minus stocks	$1,201,355

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $539,100 of principal by year 30	$0
Plus rental profits, invested at 7%$143,234 of profit by year 30, before investment growth	$199,769
What you'd walk away with	$1,566,463
If you put the same money in stocks
Cash to close ($77,870) invested at 7%	$592,766
Monthly shortfalls ($119,634 total by yr 30) investedThe money you'd have put into the building while it lost money	$660,609
What you'd walk away with	$1,253,375
Building minus stocks	$313,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,429,658
Minus 6% selling cost	−$85,779
Minus loan still owedTenants' rent paid down all $530,100 of principal by year 30	$0
Plus rental profits, invested at 7%$404,444 of profit by year 30, before investment growth	$710,351
What you'd walk away with	$2,054,229
If you put the same money in stocks
Cash to close ($76,570) invested at 7%	$582,870
Monthly shortfalls ($33,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$213,311
What you'd walk away with	$796,181
Building minus stocks	$1,258,048

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,429,658
Minus 6% selling cost	−$85,779
Minus loan still owedTenants' rent paid down all $530,100 of principal by year 30	$0
Plus rental profits, invested at 7%$154,563 of profit by year 30, before investment growth	$219,345
What you'd walk away with	$1,563,223
If you put the same money in stocks
Cash to close ($76,570) invested at 7%	$582,870
Monthly shortfalls ($109,137 total by yr 30) investedThe money you'd have put into the building while it lost money	$610,572
What you'd walk away with	$1,193,442
Building minus stocks	$369,781

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $479,200 of principal by year 30	$0
Plus rental profits, invested at 7%$510,937 of profit by year 30, before investment growth	$995,213
What you'd walk away with	$2,361,907
If you put the same money in stocks
Cash to close ($137,770) invested at 7%	$1,048,740
Monthly shortfalls ($1,682 total by yr 30) investedThe money you'd have put into the building while it lost money	$11,804
What you'd walk away with	$1,060,544
Building minus stocks	$1,301,363

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $479,200 of principal by year 30	$0
Plus rental profits, invested at 7%$227,667 of profit by year 30, before investment growth	$358,045
What you'd walk away with	$1,724,740
If you put the same money in stocks
Cash to close ($137,770) invested at 7%	$1,048,740
Monthly shortfalls ($44,428 total by yr 30) investedThe money you'd have put into the building while it lost money	$262,903
What you'd walk away with	$1,311,644
Building minus stocks	$413,096

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,429,658
Minus 6% selling cost	−$85,779
Minus loan still owedTenants' rent paid down all $471,200 of principal by year 30	$0
Plus rental profits, invested at 7%$529,110 of profit by year 30, before investment growth	$1,048,682
What you'd walk away with	$2,392,560
If you put the same money in stocks
Cash to close ($135,470) invested at 7%	$1,031,232
Monthly shortfalls ($695 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,941
What you'd walk away with	$1,036,174
Building minus stocks	$1,356,386

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,429,658
Minus 6% selling cost	−$85,779
Minus loan still owedTenants' rent paid down all $471,200 of principal by year 30	$0
Plus rental profits, invested at 7%$240,627 of profit by year 30, before investment growth	$384,948
What you'd walk away with	$1,728,826
If you put the same money in stocks
Cash to close ($135,470) invested at 7%	$1,031,232
Monthly shortfalls ($38,227 total by yr 30) investedThe money you'd have put into the building while it lost money	$229,475
What you'd walk away with	$1,260,707
Building minus stocks	$468,119

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $449,250 of principal by year 30	$0
Plus rental profits, invested at 7%$580,988 of profit by year 30, before investment growth	$1,209,274
What you'd walk away with	$2,575,968
If you put the same money in stocks
Cash to close ($167,720) invested at 7%	$1,276,727
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,276,727
Building minus stocks	$1,299,241

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,453,930
Minus 6% selling cost	−$87,236
Minus loan still owedTenants' rent paid down all $449,250 of principal by year 30	$0
Plus rental profits, invested at 7%$278,495 of profit by year 30, before investment growth	$468,013
What you'd walk away with	$1,834,708
If you put the same money in stocks
Cash to close ($167,720) invested at 7%	$1,276,727
Monthly shortfalls ($23,523 total by yr 30) investedThe money you'd have put into the building while it lost money	$147,006
What you'd walk away with	$1,423,734
Building minus stocks	$410,974

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,429,658
Minus 6% selling cost	−$85,779
Minus loan still owedTenants' rent paid down all $441,750 of principal by year 30	$0
Plus rental profits, invested at 7%$598,951 of profit by year 30, before investment growth	$1,265,835
What you'd walk away with	$2,609,713
If you put the same money in stocks
Cash to close ($164,920) invested at 7%	$1,255,413
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,255,413
Building minus stocks	$1,354,300

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,429,658
Minus 6% selling cost	−$85,779
Minus loan still owedTenants' rent paid down all $441,750 of principal by year 30	$0
Plus rental profits, invested at 7%$292,267 of profit by year 30, before investment growth	$500,010
What you'd walk away with	$1,843,888
If you put the same money in stocks
Cash to close ($164,920) invested at 7%	$1,255,413
Monthly shortfalls ($19,332 total by yr 30) investedThe money you'd have put into the building while it lost money	$122,442
What you'd walk away with	$1,377,855
Building minus stocks	$466,033

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: 3012 BRYANT AVE S, units=4
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 0402824110050: roof=Flat, exterior=WOOD
low$492 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 0402824110050: special assessments (current) = $492.35

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 177 days on market, 1 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)	$12,808
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,008
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 1915: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1915
Market value (2026)	$677,000
Property tax	$12,808
Special assessments	$492
Homestead	no
Last sale	2019-09-01 · $805,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1249 m away.

Crime in South Uptown

337 incidents in the last 12 months (57 per 1,000 residents), −14% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-04-08Price cut at $599,000 (was $634,999) · from listing history
2026-04-08New at $599,000