3048 13th Ave S

Minneapolis, MN · Powderhorn Park · Find the listing ↗

Asking price: $427,500
Monthly cash flow: −$380
Estimated rent: $4,050/mo
Break-even price: $356,055

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

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: $427,500
Monthly cash flow: −$380
Cash to close: $98,325
Cap rate: 5.3%
Cash-on-cash: −4.6%
DSCR: 0.83×
GRM: 8.8
Price per unit: $142,500
Price that breaks even: $356,055
Rent that breaks even: $4,544/mo
Cash flow turns positive: year 8
Year 30: property vs stocks: $1.35M vs $865K

Monthly breakdown

Rent	$4,050
Vacancy (6%)	−$243
Collected	$3,807
Property tax Public record	−$544
Insurance Estimate	−$364
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$324
Capital reserve (9% of rent)	−$364
Net operating income	$1,895
Mortgage (principal + interest)	−$2,275
Cash flow	−$380
Principal paid down (equity, not cash)	$290

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 $1.35M, stocks $865K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,037,655
Minus 6% selling cost	−$62,259
Minus loan still owedTenants' rent paid down all $384,750 of principal by year 30	$0
Plus rental profits, invested at 7%$152,862 of profit by year 30, before investment growth	$228,244
What you'd walk away with	$1,203,639
If you put the same money in stocks
Cash to close ($55,575) invested at 7%	$423,051
Monthly shortfalls ($63,425 total by yr 30) investedThe money you'd have put into the building while it lost money	$369,080
What you'd walk away with	$792,131
Building minus stocks	$411,508

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,037,655
Minus 6% selling cost	−$62,259
Minus loan still owedTenants' rent paid down all $384,750 of principal by year 30	$0
Plus rental profits, invested at 7%$39,823 of profit by year 30, before investment growth	$48,463
What you'd walk away with	$1,023,858
If you put the same money in stocks
Cash to close ($55,575) invested at 7%	$423,051
Monthly shortfalls ($145,996 total by yr 30) investedThe money you'd have put into the building while it lost money	$722,259
What you'd walk away with	$1,145,310
Building minus stocks	−$121,452

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,013,382
Minus 6% selling cost	−$60,803
Minus loan still owedTenants' rent paid down all $375,750 of principal by year 30	$0
Plus rental profits, invested at 7%$166,164 of profit by year 30, before investment growth	$253,918
What you'd walk away with	$1,206,497
If you put the same money in stocks
Cash to close ($54,275) invested at 7%	$413,155
Monthly shortfalls ($54,901 total by yr 30) investedThe money you'd have put into the building while it lost money	$325,141
What you'd walk away with	$738,296
Building minus stocks	$468,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,013,382
Minus 6% selling cost	−$60,803
Minus loan still owedTenants' rent paid down all $375,750 of principal by year 30	$0
Plus rental profits, invested at 7%$47,195 of profit by year 30, before investment growth	$58,758
What you'd walk away with	$1,011,338
If you put the same money in stocks
Cash to close ($54,275) invested at 7%	$413,155
Monthly shortfalls ($131,542 total by yr 30) investedThe money you'd have put into the building while it lost money	$662,942
What you'd walk away with	$1,076,097
Building minus stocks	−$64,759

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,037,655
Minus 6% selling cost	−$62,259
Minus loan still owedTenants' rent paid down all $342,000 of principal by year 30	$0
Plus rental profits, invested at 7%$221,963 of profit by year 30, before investment growth	$372,105
What you'd walk away with	$1,347,501
If you put the same money in stocks
Cash to close ($98,325) invested at 7%	$748,475
Monthly shortfalls ($18,594 total by yr 30) investedThe money you'd have put into the building while it lost money	$116,143
What you'd walk away with	$864,618
Building minus stocks	$482,883

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,037,655
Minus 6% selling cost	−$62,259
Minus loan still owedTenants' rent paid down all $342,000 of principal by year 30	$0
Plus rental profits, invested at 7%$81,067 of profit by year 30, before investment growth	$110,614
What you'd walk away with	$1,086,010
If you put the same money in stocks
Cash to close ($98,325) invested at 7%	$748,475
Monthly shortfalls ($73,307 total by yr 30) investedThe money you'd have put into the building while it lost money	$387,612
What you'd walk away with	$1,136,087
Building minus stocks	−$50,077

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,013,382
Minus 6% selling cost	−$60,803
Minus loan still owedTenants' rent paid down all $334,000 of principal by year 30	$0
Plus rental profits, invested at 7%$236,653 of profit by year 30, before investment growth	$406,234
What you'd walk away with	$1,358,814
If you put the same money in stocks
Cash to close ($96,025) invested at 7%	$730,967
Monthly shortfalls ($14,123 total by yr 30) investedThe money you'd have put into the building while it lost money	$89,941
What you'd walk away with	$820,908
Building minus stocks	$537,906

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,013,382
Minus 6% selling cost	−$60,803
Minus loan still owedTenants' rent paid down all $334,000 of principal by year 30	$0
Plus rental profits, invested at 7%$90,644 of profit by year 30, before investment growth	$126,655
What you'd walk away with	$1,079,234
If you put the same money in stocks
Cash to close ($96,025) invested at 7%	$730,967
Monthly shortfalls ($63,724 total by yr 30) investedThe money you'd have put into the building while it lost money	$343,322
What you'd walk away with	$1,074,289
Building minus stocks	$4,945

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,037,655
Minus 6% selling cost	−$62,259
Minus loan still owedTenants' rent paid down all $320,625 of principal by year 30	$0
Plus rental profits, invested at 7%$262,600 of profit by year 30, before investment growth	$469,989
What you'd walk away with	$1,445,384
If you put the same money in stocks
Cash to close ($119,700) invested at 7%	$911,187
Monthly shortfalls ($8,036 total by yr 30) investedThe money you'd have put into the building while it lost money	$52,829
What you'd walk away with	$964,016
Building minus stocks	$481,368

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,037,655
Minus 6% selling cost	−$62,259
Minus loan still owedTenants' rent paid down all $320,625 of principal by year 30	$0
Plus rental profits, invested at 7%$108,044 of profit by year 30, before investment growth	$157,373
What you'd walk away with	$1,132,768
If you put the same money in stocks
Cash to close ($119,700) invested at 7%	$911,187
Monthly shortfalls ($49,089 total by yr 30) investedThe money you'd have put into the building while it lost money	$273,173
What you'd walk away with	$1,184,360
Building minus stocks	−$51,592

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,013,382
Minus 6% selling cost	−$60,803
Minus loan still owedTenants' rent paid down all $313,125 of principal by year 30	$0
Plus rental profits, invested at 7%$277,843 of profit by year 30, before investment growth	$509,343
What you'd walk away with	$1,461,922
If you put the same money in stocks
Cash to close ($116,900) invested at 7%	$889,873
Monthly shortfalls ($5,315 total by yr 30) investedThe money you'd have put into the building while it lost money	$35,623
What you'd walk away with	$925,495
Building minus stocks	$536,427

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,013,382
Minus 6% selling cost	−$60,803
Minus loan still owedTenants' rent paid down all $313,125 of principal by year 30	$0
Plus rental profits, invested at 7%$118,533 of profit by year 30, before investment growth	$176,818
What you'd walk away with	$1,129,397
If you put the same money in stocks
Cash to close ($116,900) invested at 7%	$889,873
Monthly shortfalls ($41,615 total by yr 30) investedThe money you'd have put into the building while it lost money	$236,058
What you'd walk away with	$1,125,930
Building minus stocks	$3,467

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

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 3048 13TH AVE S
mediumBought for $352,000 in Oct 2024; asking is 21% more 24 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0202824120056: last sale 2024-10-01, $352,000

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)	$6,529
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,372
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1914: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	3
Year built	1914
Market value (2026)	$345,100
Property tax	$6,529
Special assessments	none
Homestead	no
Last sale	2024-10-01 · $352,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

MN 55, about 1357 m away.

Crime in Powderhorn Park

527 incidents in the last 12 months (63 per 1,000 residents), −6% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-21New at $427,500