3040 Fremont Ave S

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

Far off

Asking price: $424,900
Monthly cash flow: −$1,242
Estimated rent: $2,700/mo
Break-even price: $191,465

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: $424,900
Monthly cash flow: −$1,242
Cash to close: $97,727
Cap rate: 2.9%
Cash-on-cash: −15.3%
DSCR: 0.45×
GRM: 13.1
Price per unit: $212,450
Price that breaks even: $191,465
Rent that breaks even: $4,314/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $969K vs $1.82M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$628
Insurance Estimate	−$202
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	$1,019
Mortgage (principal + interest)	−$2,261
Cash flow	−$1,242
Principal paid down (equity, not cash)	$288

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 $969K, stocks $1.82M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,344
Minus 6% selling cost	−$61,881
Minus loan still owedTenants' rent paid down all $382,410 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	$969,463
If you put the same money in stocks
Cash to close ($55,237) invested at 7%	$420,478
Monthly shortfalls ($397,071 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,470,324
What you'd walk away with	$1,890,802
Building minus stocks	−$921,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,344
Minus 6% selling cost	−$61,881
Minus loan still owedTenants' rent paid down all $382,410 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	$969,463
If you put the same money in stocks
Cash to close ($55,237) invested at 7%	$420,478
Monthly shortfalls ($527,477 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,825,631
What you'd walk away with	$2,246,109
Building minus stocks	−$1,276,646

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,071
Minus 6% selling cost	−$60,424
Minus loan still owedTenants' rent paid down all $373,410 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	$946,647
If you put the same money in stocks
Cash to close ($53,937) invested at 7%	$410,582
Monthly shortfalls ($375,245 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,400,711
What you'd walk away with	$1,811,293
Building minus stocks	−$864,646

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,071
Minus 6% selling cost	−$60,424
Minus loan still owedTenants' rent paid down all $373,410 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	$946,647
If you put the same money in stocks
Cash to close ($53,937) invested at 7%	$410,582
Monthly shortfalls ($505,651 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,756,018
What you'd walk away with	$2,166,600
Building minus stocks	−$1,219,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,344
Minus 6% selling cost	−$61,881
Minus loan still owedTenants' rent paid down all $339,920 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	$969,463
If you put the same money in stocks
Cash to close ($97,727) invested at 7%	$743,923
Monthly shortfalls ($283,831 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,075,939
What you'd walk away with	$1,819,861
Building minus stocks	−$850,398

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,344
Minus 6% selling cost	−$61,881
Minus loan still owedTenants' rent paid down all $339,920 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	$969,463
If you put the same money in stocks
Cash to close ($97,727) invested at 7%	$743,923
Monthly shortfalls ($414,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,431,245
What you'd walk away with	$2,175,168
Building minus stocks	−$1,205,705

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,071
Minus 6% selling cost	−$60,424
Minus loan still owedTenants' rent paid down all $331,920 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	$946,647
If you put the same money in stocks
Cash to close ($95,427) invested at 7%	$726,415
Monthly shortfalls ($264,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,015,607
What you'd walk away with	$1,742,022
Building minus stocks	−$795,375

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,071
Minus 6% selling cost	−$60,424
Minus loan still owedTenants' rent paid down all $331,920 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	$946,647
If you put the same money in stocks
Cash to close ($95,427) invested at 7%	$726,415
Monthly shortfalls ($395,077 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,370,914
What you'd walk away with	$2,097,329
Building minus stocks	−$1,150,682

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,344
Minus 6% selling cost	−$61,881
Minus loan still owedTenants' rent paid down all $318,675 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	$969,463
If you put the same money in stocks
Cash to close ($118,972) invested at 7%	$905,645
Monthly shortfalls ($232,948 total by yr 30) investedThe money you'd have put into the building while it lost money	$915,721
What you'd walk away with	$1,821,367
Building minus stocks	−$851,904

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,344
Minus 6% selling cost	−$61,881
Minus loan still owedTenants' rent paid down all $318,675 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	$969,463
If you put the same money in stocks
Cash to close ($118,972) invested at 7%	$905,645
Monthly shortfalls ($363,354 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,271,028
What you'd walk away with	$2,176,674
Building minus stocks	−$1,207,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,071
Minus 6% selling cost	−$60,424
Minus loan still owedTenants' rent paid down all $311,175 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	$946,647
If you put the same money in stocks
Cash to close ($116,172) invested at 7%	$884,331
Monthly shortfalls ($214,985 total by yr 30) investedThe money you'd have put into the building while it lost money	$859,161
What you'd walk away with	$1,743,492
Building minus stocks	−$796,845

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,071
Minus 6% selling cost	−$60,424
Minus loan still owedTenants' rent paid down all $311,175 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	$946,647
If you put the same money in stocks
Cash to close ($116,172) invested at 7%	$884,331
Monthly shortfalls ($345,391 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,214,468
What you'd walk away with	$2,098,799
Building minus stocks	−$1,152,152

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

mediumBought for $349,500 in Mar 2024; asking is 22% more 31 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0402824120061: last sale 2024-03-01, $349,500
mediumAsking is $233,435 above the price where cash flow breaks even ($191,465) at the default scenario. Based on: Derived: price $424,900 vs. break-even $191,465

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)	$7,530
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,429
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)	$398,100
Property tax	$7,530
Special assessments	none
Homestead	no
Last sale	2024-03-01 · $349,500

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1652 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

2026-08-13New at $424,900