3339 Aldrich Ave N

Minneapolis, MN · McKinley · Find the listing ↗

Asking price: $275,000
Monthly cash flow: −$210
Estimated rent: $2,700/mo
Break-even price: $235,576

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: $275,000
Monthly cash flow: −$210
Cash to close: $63,250
Cap rate: 5.5%
Cash-on-cash: −4.0%
DSCR: 0.86×
GRM: 8.5
Price per unit: $137,500
Price that breaks even: $235,576
Rent that breaks even: $2,973/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $899K vs $538K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$391
Insurance Estimate	−$204
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	$1,254
Mortgage (principal + interest)	−$1,464
Cash flow	−$210
Principal paid down (equity, not cash)	$186

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 $899K, stocks $538K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$110,917 of profit by year 30, before investment growth	$170,133
What you'd walk away with	$797,580
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($35,382 total by yr 30) investedThe money you'd have put into the building while it lost money	$210,145
What you'd walk away with	$482,284
Building minus stocks	$315,296

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$31,203 of profit by year 30, before investment growth	$38,893
What you'd walk away with	$666,341
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($86,075 total by yr 30) investedThe money you'd have put into the building while it lost money	$434,212
What you'd walk away with	$706,350
Building minus stocks	−$40,009

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$125,103 of profit by year 30, before investment growth	$198,927
What you'd walk away with	$803,559
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($27,743 total by yr 30) investedThe money you'd have put into the building while it lost money	$169,327
What you'd walk away with	$431,569
Building minus stocks	$371,990

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$39,479 of profit by year 30, before investment growth	$51,017
What you'd walk away with	$655,648
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($72,525 total by yr 30) investedThe money you'd have put into the building while it lost money	$376,723
What you'd walk away with	$638,966
Building minus stocks	$16,682

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$157,694 of profit by year 30, before investment growth	$271,893
What you'd walk away with	$899,341
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($8,870 total by yr 30) investedThe money you'd have put into the building while it lost money	$56,655
What you'd walk away with	$538,130
Building minus stocks	$361,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$59,918 of profit by year 30, before investment growth	$83,842
What you'd walk away with	$711,290
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($41,500 total by yr 30) investedThe money you'd have put into the building while it lost money	$223,911
What you'd walk away with	$705,386
Building minus stocks	$5,904

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$173,258 of profit by year 30, before investment growth	$310,246
What you'd walk away with	$914,877
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($5,273 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,677
What you'd walk away with	$498,644
Building minus stocks	$416,233

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$70,335 of profit by year 30, before investment growth	$102,238
What you'd walk away with	$706,869
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($32,756 total by yr 30) investedThe money you'd have put into the building while it lost money	$181,976
What you'd walk away with	$645,943
Building minus stocks	$60,926

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$184,985 of profit by year 30, before investment growth	$340,639
What you'd walk away with	$968,087
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($3,228 total by yr 30) investedThe money you'd have put into the building while it lost money	$21,707
What you'd walk away with	$607,850
Building minus stocks	$360,237

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$78,372 of profit by year 30, before investment growth	$117,132
What you'd walk away with	$744,579
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($27,022 total by yr 30) investedThe money you'd have put into the building while it lost money	$153,506
What you'd walk away with	$739,650
Building minus stocks	$4,929

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$200,968 of profit by year 30, before investment growth	$384,173
What you'd walk away with	$988,804
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($1,248 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,680
What you'd walk away with	$573,509
Building minus stocks	$415,295

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$89,575 of profit by year 30, before investment growth	$138,927
What you'd walk away with	$743,558
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($20,261 total by yr 30) investedThe money you'd have put into the building while it lost money	$118,741
What you'd walk away with	$683,570
Building minus stocks	$59,988

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

No red flags in the available data. That isn't the same as none.

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 5 days on market, 2 price cuts

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)	$4,694
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,448
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 1898: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1898
Market value (2026)	$247,200
Property tax	$4,694
Special assessments	none
Homestead	no
Last sale	2024-11-01 · $260,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 547 m away.

Crime in McKinley

144 incidents in the last 12 months (44 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

2026-09-27Price cut at $275,000 (was $280,000) · from listing history
2025-08-01Price cut at $280,000 (was $289,900) · from listing history
2026-09-27New at $275,000