Minneapolis › Central

3322 Clinton Ave

Minneapolis, MN · Central · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $399,900
Monthly cash flow: −$521
Estimated rent: $3,300/mo
Break-even price: $302,046

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

3 bed / 1 bath (est.)$1,650 $1,400–$1,900
3 bed / 1 bath (est.)$1,650 $1,400–$1,900

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: $399,900
Monthly cash flow: −$521
Cash to close: $91,977
Cap rate: 4.8%
Cash-on-cash: −6.8%
DSCR: 0.76×
GRM: 10.1
Price per unit: $199,950
Price that breaks even: $302,046
Rent that breaks even: $3,976/mo
Cash flow turns positive: year 12
Year 30: property vs stocks: $1.13M vs $918K

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$466
Insurance Estimate	−$238
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,608
Mortgage (principal + interest)	−$2,128
Cash flow	−$521
Principal paid down (equity, not cash)	$271

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 $1.13M, stocks $918K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$90,461 of profit by year 30, before investment growth	$123,369
What you'd walk away with	$1,035,792
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($90,811 total by yr 30) investedThe money you'd have put into the building while it lost money	$492,506
What you'd walk away with	$888,244
Building minus stocks	$147,548

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$17,088 of profit by year 30, before investment growth	$19,289
What you'd walk away with	$931,712
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($176,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$822,690
What you'd walk away with	$1,218,428
Building minus stocks	−$286,716

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$101,239 of profit by year 30, before investment growth	$141,425
What you'd walk away with	$1,031,031
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($79,763 total by yr 30) investedThe money you'd have put into the building while it lost money	$440,949
What you'd walk away with	$826,791
Building minus stocks	$204,240

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$22,235 of profit by year 30, before investment growth	$25,695
What you'd walk away with	$915,302
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($160,144 total by yr 30) investedThe money you'd have put into the building while it lost money	$759,483
What you'd walk away with	$1,145,325
Building minus stocks	−$230,023

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$143,844 of profit by year 30, before investment growth	$219,683
What you'd walk away with	$1,132,105
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($37,617 total by yr 30) investedThe money you'd have put into the building while it lost money	$217,639
What you'd walk away with	$917,791
Building minus stocks	$214,314

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$45,624 of profit by year 30, before investment growth	$57,530
What you'd walk away with	$969,953
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($98,782 total by yr 30) investedThe money you'd have put into the building while it lost money	$489,750
What you'd walk away with	$1,189,903
Building minus stocks	−$219,950

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$156,255 of profit by year 30, before investment growth	$244,556
What you'd walk away with	$1,134,163
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
Monthly shortfalls ($30,868 total by yr 30) investedThe money you'd have put into the building while it lost money	$182,181
What you'd walk away with	$864,826
Building minus stocks	$269,337

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$53,149 of profit by year 30, before investment growth	$68,663
What you'd walk away with	$958,269
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
Monthly shortfalls ($87,146 total by yr 30) investedThe money you'd have put into the building while it lost money	$440,552
What you'd walk away with	$1,123,196
Building minus stocks	−$164,927

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$175,983 of profit by year 30, before investment growth	$286,040
What you'd walk away with	$1,198,463
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($21,866 total by yr 30) investedThe money you'd have put into the building while it lost money	$133,206
What you'd walk away with	$985,565
Building minus stocks	$212,898

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$65,644 of profit by year 30, before investment growth	$88,082
What you'd walk away with	$1,000,505
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($70,912 total by yr 30) investedThe money you'd have put into the building while it lost money	$369,512
What you'd walk away with	$1,221,871
Building minus stocks	−$221,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$189,089 of profit by year 30, before investment growth	$315,103
What you'd walk away with	$1,204,710
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
Monthly shortfalls ($17,008 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,709
What you'd walk away with	$936,754
Building minus stocks	$267,956

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$74,202 of profit by year 30, before investment growth	$102,036
What you'd walk away with	$991,642
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
Monthly shortfalls ($61,507 total by yr 30) investedThe money you'd have put into the building while it lost money	$326,905
What you'd walk away with	$1,157,950
Building minus stocks	−$166,308

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

mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 3322 CLINTON AVE, grade/tier=Tier 2, status=Active

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)	$5,588
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,853
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)	$294,200
Property tax	$5,588
Special assessments	none
Homestead	no
Last sale	2020-11-01 · $354,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 211 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

2026-09-04New at $399,900