3324 Hennepin Ave

Minneapolis, MN · East Bde Maka Ska · Find the listing ↗

Far off

Asking price: $539,900
Monthly cash flow: −$1,598
Estimated rent: $3,300/mo
Break-even price: $239,636

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: $539,900
Monthly cash flow: −$1,598
Cash to close: $124,177
Cap rate: 2.8%
Cash-on-cash: −15.4%
DSCR: 0.44×
GRM: 13.6
Price per unit: $269,950
Price that breaks even: $239,636
Rent that breaks even: $5,375/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.23M vs $2.34M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$804
Insurance Estimate	−$231
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	$1,275
Mortgage (principal + interest)	−$2,874
Cash flow	−$1,598
Principal paid down (equity, not cash)	$366

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 $1.23M, stocks $2.34M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $485,910 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	$1,231,850
If you put the same money in stocks
Cash to close ($70,187) invested at 7%	$534,281
Monthly shortfalls ($511,684 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,891,007
What you'd walk away with	$2,425,288
Building minus stocks	−$1,193,438

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $485,910 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	$1,231,850
If you put the same money in stocks
Cash to close ($70,187) invested at 7%	$534,281
Monthly shortfalls ($671,069 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,325,270
What you'd walk away with	$2,859,552
Building minus stocks	−$1,627,702

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $476,910 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	$1,209,034
If you put the same money in stocks
Cash to close ($68,887) invested at 7%	$524,385
Monthly shortfalls ($489,858 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,821,394
What you'd walk away with	$2,345,779
Building minus stocks	−$1,136,745

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $476,910 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	$1,209,034
If you put the same money in stocks
Cash to close ($68,887) invested at 7%	$524,385
Monthly shortfalls ($649,243 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,255,657
What you'd walk away with	$2,780,043
Building minus stocks	−$1,571,009

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $431,920 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	$1,231,850
If you put the same money in stocks
Cash to close ($124,177) invested at 7%	$945,267
Monthly shortfalls ($367,796 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,389,880
What you'd walk away with	$2,335,147
Building minus stocks	−$1,103,297

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $431,920 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	$1,231,850
If you put the same money in stocks
Cash to close ($124,177) invested at 7%	$945,267
Monthly shortfalls ($527,181 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,824,144
What you'd walk away with	$2,769,411
Building minus stocks	−$1,537,561

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $423,920 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	$1,209,034
If you put the same money in stocks
Cash to close ($121,877) invested at 7%	$927,759
Monthly shortfalls ($348,635 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,329,549
What you'd walk away with	$2,257,308
Building minus stocks	−$1,048,274

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $423,920 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	$1,209,034
If you put the same money in stocks
Cash to close ($121,877) invested at 7%	$927,759
Monthly shortfalls ($508,020 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,763,813
What you'd walk away with	$2,691,571
Building minus stocks	−$1,482,537

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $404,925 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	$1,231,850
If you put the same money in stocks
Cash to close ($151,172) invested at 7%	$1,150,760
Monthly shortfalls ($303,140 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,186,300
What you'd walk away with	$2,337,060
Building minus stocks	−$1,105,210

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $404,925 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	$1,231,850
If you put the same money in stocks
Cash to close ($151,172) invested at 7%	$1,150,760
Monthly shortfalls ($462,526 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,620,564
What you'd walk away with	$2,771,324
Building minus stocks	−$1,539,474

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $397,425 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	$1,209,034
If you put the same money in stocks
Cash to close ($148,372) invested at 7%	$1,129,446
Monthly shortfalls ($285,177 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,129,739
What you'd walk away with	$2,259,185
Building minus stocks	−$1,050,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $397,425 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	$1,209,034
If you put the same money in stocks
Cash to close ($148,372) invested at 7%	$1,129,446
Monthly shortfalls ($444,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,564,003
What you'd walk away with	$2,693,449
Building minus stocks	−$1,484,415

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 $300,264 above the price where cash flow breaks even ($239,636) at the default scenario. Based on: Derived: price $539,900 vs. break-even $239,636
low$356 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 0402824240121: special assessments (current) = $355.63

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 133 days on market

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)	$9,649
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,778
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 1909: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1909
Market value (2026)	$510,100
Property tax	$9,649
Special assessments	$356
Homestead	no
Last sale	2012-11-01 · $314,900

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 1881 m away.

Crime in East Bde Maka Ska

141 incidents in the last 12 months (54 per 1,000 residents), −8% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-22New at $539,900