Minneapolis › Central

3129 Clinton Ave

Minneapolis, MN · Central · Find the listing ↗

Far off

Asking price: $385,000
Monthly cash flow: −$932
Estimated rent: $2,700/mo
Break-even price: $209,915

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: $385,000
Monthly cash flow: −$932
Cash to close: $88,550
Cap rate: 3.5%
Cash-on-cash: −12.6%
DSCR: 0.55×
GRM: 11.9
Price per unit: $192,500
Price that breaks even: $209,915
Rent that breaks even: $3,910/mo
Cash flow turns positive: year 26
Year 30: property vs stocks: $887K vs $1.36M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$497
Insurance Estimate	−$235
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	$1,117
Mortgage (principal + interest)	−$2,049
Cash flow	−$932
Principal paid down (equity, not cash)	$261

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 $887K, stocks $1.36M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $346,500 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	$878,426
If you put the same money in stocks
Cash to close ($50,050) invested at 7%	$380,993
Monthly shortfalls ($249,157 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,030,782
What you'd walk away with	$1,411,775
Building minus stocks	−$533,349

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $346,500 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	$878,426
If you put the same money in stocks
Cash to close ($50,050) invested at 7%	$380,993
Monthly shortfalls ($379,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,386,089
What you'd walk away with	$1,767,082
Building minus stocks	−$888,656

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $337,500 of principal by year 30	$0
Plus rental profits, invested at 7%$549 of profit by year 30, before investment growth	$549
What you'd walk away with	$856,159
If you put the same money in stocks
Cash to close ($48,750) invested at 7%	$371,097
Monthly shortfalls ($227,880 total by yr 30) investedThe money you'd have put into the building while it lost money	$961,718
What you'd walk away with	$1,332,815
Building minus stocks	−$476,656

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $337,500 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	$855,610
If you put the same money in stocks
Cash to close ($48,750) invested at 7%	$371,097
Monthly shortfalls ($357,737 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,316,476
What you'd walk away with	$1,687,573
Building minus stocks	−$831,963

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $308,000 of principal by year 30	$0
Plus rental profits, invested at 7%$8,121 of profit by year 30, before investment growth	$8,849
What you'd walk away with	$887,276
If you put the same money in stocks
Cash to close ($88,550) invested at 7%	$674,065
Monthly shortfalls ($154,672 total by yr 30) investedThe money you'd have put into the building while it lost money	$682,280
What you'd walk away with	$1,356,346
Building minus stocks	−$469,070

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $308,000 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	$878,426
If you put the same money in stocks
Cash to close ($88,550) invested at 7%	$674,065
Monthly shortfalls ($276,957 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,028,738
What you'd walk away with	$1,702,803
Building minus stocks	−$824,377

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,726 of profit by year 30, before investment growth	$13,100
What you'd walk away with	$868,710
If you put the same money in stocks
Cash to close ($86,250) invested at 7%	$656,557
Monthly shortfalls ($139,116 total by yr 30) investedThe money you'd have put into the building while it lost money	$626,199
What you'd walk away with	$1,282,756
Building minus stocks	−$414,046

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $300,000 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	$855,610
If you put the same money in stocks
Cash to close ($86,250) invested at 7%	$656,557
Monthly shortfalls ($257,796 total by yr 30) investedThe money you'd have put into the building while it lost money	$968,407
What you'd walk away with	$1,624,964
Building minus stocks	−$769,354

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $288,750 of principal by year 30	$0
Plus rental profits, invested at 7%$17,990 of profit by year 30, before investment growth	$20,852
What you'd walk away with	$899,278
If you put the same money in stocks
Cash to close ($107,800) invested at 7%	$820,601
Monthly shortfalls ($118,435 total by yr 30) investedThe money you'd have put into the building while it lost money	$549,111
What you'd walk away with	$1,369,712
Building minus stocks	−$470,434

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $288,750 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	$878,426
If you put the same money in stocks
Cash to close ($107,800) invested at 7%	$820,601
Monthly shortfalls ($230,851 total by yr 30) investedThe money you'd have put into the building while it lost money	$883,566
What you'd walk away with	$1,704,167
Building minus stocks	−$825,741

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $281,250 of principal by year 30	$0
Plus rental profits, invested at 7%$22,969 of profit by year 30, before investment growth	$27,320
What you'd walk away with	$882,930
If you put the same money in stocks
Cash to close ($105,000) invested at 7%	$799,287
Monthly shortfalls ($105,451 total by yr 30) investedThe money you'd have put into the building while it lost money	$499,018
What you'd walk away with	$1,298,305
Building minus stocks	−$415,375

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $281,250 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	$855,610
If you put the same money in stocks
Cash to close ($105,000) invested at 7%	$799,287
Monthly shortfalls ($212,888 total by yr 30) investedThe money you'd have put into the building while it lost money	$827,005
What you'd walk away with	$1,626,292
Building minus stocks	−$770,682

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

mediumAsking is $175,085 above the price where cash flow breaks even ($209,915) at the default scenario. Based on: Derived: price $385,000 vs. break-even $209,915

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)	$5,960
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,821
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 1897: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1897
Market value (2026)	$313,800
Property tax	$5,960
Special assessments	none
Homestead	no
Last sale	2020-04-01 · $330,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 272 m away.

Crime in Central

409 incidents in the last 12 months (50 per 1,000 residents), −10% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-04New at $385,000