3044 Fremont Ave S

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

Far off

Asking price: $499,900
Monthly cash flow: −$1,702
Estimated rent: $2,700/mo
Break-even price: $180,056

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: $499,900
Monthly cash flow: −$1,702
Cash to close: $114,977
Cap rate: 2.3%
Cash-on-cash: −17.8%
DSCR: 0.36×
GRM: 15.4
Price per unit: $249,950
Price that breaks even: $180,056
Rent that breaks even: $4,911/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.14M vs $2.50M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$671
Insurance Estimate	−$220
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	$958
Mortgage (principal + interest)	−$2,661
Cash flow	−$1,702
Principal paid down (equity, not cash)	$339

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 $1.14M, stocks $2.50M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,389
Minus 6% selling cost	−$72,803
Minus loan still owedTenants' rent paid down all $449,910 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	$1,140,585
If you put the same money in stocks
Cash to close ($64,987) invested at 7%	$494,698
Monthly shortfalls ($598,381 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,092,469
What you'd walk away with	$2,587,166
Building minus stocks	−$1,446,581

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,389
Minus 6% selling cost	−$72,803
Minus loan still owedTenants' rent paid down all $449,910 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	$1,140,585
If you put the same money in stocks
Cash to close ($64,987) invested at 7%	$494,698
Monthly shortfalls ($728,787 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,447,775
What you'd walk away with	$2,942,473
Building minus stocks	−$1,801,888

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,116
Minus 6% selling cost	−$71,347
Minus loan still owedTenants' rent paid down all $440,910 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	$1,117,769
If you put the same money in stocks
Cash to close ($63,687) invested at 7%	$484,802
Monthly shortfalls ($576,555 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,022,856
What you'd walk away with	$2,507,657
Building minus stocks	−$1,389,888

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,116
Minus 6% selling cost	−$71,347
Minus loan still owedTenants' rent paid down all $440,910 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	$1,117,769
If you put the same money in stocks
Cash to close ($63,687) invested at 7%	$484,802
Monthly shortfalls ($706,961 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,378,162
What you'd walk away with	$2,862,964
Building minus stocks	−$1,745,195

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,389
Minus 6% selling cost	−$72,803
Minus loan still owedTenants' rent paid down all $399,920 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	$1,140,585
If you put the same money in stocks
Cash to close ($114,977) invested at 7%	$875,234
Monthly shortfalls ($465,153 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,628,469
What you'd walk away with	$2,503,704
Building minus stocks	−$1,363,119

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,389
Minus 6% selling cost	−$72,803
Minus loan still owedTenants' rent paid down all $399,920 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	$1,140,585
If you put the same money in stocks
Cash to close ($114,977) invested at 7%	$875,234
Monthly shortfalls ($595,559 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,983,776
What you'd walk away with	$2,859,011
Building minus stocks	−$1,718,426

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,116
Minus 6% selling cost	−$71,347
Minus loan still owedTenants' rent paid down all $391,920 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	$1,117,769
If you put the same money in stocks
Cash to close ($112,677) invested at 7%	$857,726
Monthly shortfalls ($445,993 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,568,138
What you'd walk away with	$2,425,864
Building minus stocks	−$1,308,095

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,116
Minus 6% selling cost	−$71,347
Minus loan still owedTenants' rent paid down all $391,920 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	$1,117,769
If you put the same money in stocks
Cash to close ($112,677) invested at 7%	$857,726
Monthly shortfalls ($576,399 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,923,445
What you'd walk away with	$2,781,171
Building minus stocks	−$1,663,402

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,389
Minus 6% selling cost	−$72,803
Minus loan still owedTenants' rent paid down all $374,925 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	$1,140,585
If you put the same money in stocks
Cash to close ($139,972) invested at 7%	$1,065,503
Monthly shortfalls ($405,288 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,439,972
What you'd walk away with	$2,505,475
Building minus stocks	−$1,364,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,389
Minus 6% selling cost	−$72,803
Minus loan still owedTenants' rent paid down all $374,925 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	$1,140,585
If you put the same money in stocks
Cash to close ($139,972) invested at 7%	$1,065,503
Monthly shortfalls ($535,694 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,795,279
What you'd walk away with	$2,860,782
Building minus stocks	−$1,720,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,116
Minus 6% selling cost	−$71,347
Minus loan still owedTenants' rent paid down all $367,425 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	$1,117,769
If you put the same money in stocks
Cash to close ($137,172) invested at 7%	$1,044,188
Monthly shortfalls ($387,325 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,383,412
What you'd walk away with	$2,427,600
Building minus stocks	−$1,309,831

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,116
Minus 6% selling cost	−$71,347
Minus loan still owedTenants' rent paid down all $367,425 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	$1,117,769
If you put the same money in stocks
Cash to close ($137,172) invested at 7%	$1,044,188
Monthly shortfalls ($517,731 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,738,718
What you'd walk away with	$2,782,907
Building minus stocks	−$1,665,138

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 $425,000 in Mar 2024; asking is 18% more 31 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0402824120062: last sale 2024-03-01, $425,000
mediumAsking is $319,844 above the price where cash flow breaks even ($180,056) at the default scenario. Based on: Derived: price $499,900 vs. break-even $180,056

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)	$8,048
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,640
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)	$425,400
Property tax	$8,048
Special assessments	none
Homestead	no
Last sale	2024-03-01 · $425,000

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 $499,900