3412 Humboldt Ave S

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

Far off

Needs more info before these numbers mean much. The city's rental license covers 1 unit(s); this analysis counts 3.

Asking price: $849,900
Monthly cash flow: −$2,695
Estimated rent: $4,950/mo
Break-even price: $343,615

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 / 2 bath (est.)$1,650 $1,400–$1,900
3 bed / 2 bath (est.)$1,650 $1,400–$1,900
3 bed / 2 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: $849,900
Monthly cash flow: −$2,695
Cash to close: $195,477
Cap rate: 2.6%
Cash-on-cash: −16.5%
DSCR: 0.40×
GRM: 14.3
Price per unit: $283,300
Price that breaks even: $343,615
Rent that breaks even: $8,450/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.94M vs $3.95M

Monthly breakdown

Rent	$4,950
Vacancy (6%)	−$297
Collected	$4,653
Property tax Public record	−$1,334
Insurance Estimate	−$333
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$446
Capital reserve (8% of rent)	−$396
Net operating income	$1,829
Mortgage (principal + interest)	−$4,524
Cash flow	−$2,695
Principal paid down (equity, not cash)	$576

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 $1.94M, stocks $3.95M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $764,910 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	$1,939,155
If you put the same money in stocks
Cash to close ($110,487) invested at 7%	$841,055
Monthly shortfalls ($907,159 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,254,200
What you'd walk away with	$4,095,255
Building minus stocks	−$2,156,100

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $764,910 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	$1,939,155
If you put the same money in stocks
Cash to close ($110,487) invested at 7%	$841,055
Monthly shortfalls ($1,146,237 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,905,595
What you'd walk away with	$4,746,651
Building minus stocks	−$2,807,496

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $755,910 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	$1,916,338
If you put the same money in stocks
Cash to close ($109,187) invested at 7%	$831,159
Monthly shortfalls ($885,333 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,184,587
What you'd walk away with	$4,015,746
Building minus stocks	−$2,099,408

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $755,910 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	$1,916,338
If you put the same money in stocks
Cash to close ($109,187) invested at 7%	$831,159
Monthly shortfalls ($1,124,411 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,835,982
What you'd walk away with	$4,667,142
Building minus stocks	−$2,750,804

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $679,920 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	$1,939,155
If you put the same money in stocks
Cash to close ($195,477) invested at 7%	$1,488,021
Monthly shortfalls ($680,653 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,465,336
What you'd walk away with	$3,953,357
Building minus stocks	−$2,014,202

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $679,920 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	$1,939,155
If you put the same money in stocks
Cash to close ($195,477) invested at 7%	$1,488,021
Monthly shortfalls ($919,731 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,116,732
What you'd walk away with	$4,604,753
Building minus stocks	−$2,665,598

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $671,920 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	$1,916,338
If you put the same money in stocks
Cash to close ($193,177) invested at 7%	$1,470,513
Monthly shortfalls ($661,492 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,405,005
What you'd walk away with	$3,875,517
Building minus stocks	−$1,959,179

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $671,920 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	$1,916,338
If you put the same money in stocks
Cash to close ($193,177) invested at 7%	$1,470,513
Monthly shortfalls ($900,570 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,056,401
What you'd walk away with	$4,526,913
Building minus stocks	−$2,610,575

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $637,425 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	$1,939,155
If you put the same money in stocks
Cash to close ($237,972) invested at 7%	$1,811,504
Monthly shortfalls ($578,874 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,144,864
What you'd walk away with	$3,956,368
Building minus stocks	−$2,017,213

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,062,930
Minus 6% selling cost	−$123,776
Minus loan still owedTenants' rent paid down all $637,425 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	$1,939,155
If you put the same money in stocks
Cash to close ($237,972) invested at 7%	$1,811,504
Monthly shortfalls ($817,952 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,796,260
What you'd walk away with	$4,607,764
Building minus stocks	−$2,668,609

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $629,925 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	$1,916,338
If you put the same money in stocks
Cash to close ($235,172) invested at 7%	$1,790,189
Monthly shortfalls ($560,911 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,088,304
What you'd walk away with	$3,878,493
Building minus stocks	−$1,962,155

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,038,658
Minus 6% selling cost	−$122,319
Minus loan still owedTenants' rent paid down all $629,925 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	$1,916,338
If you put the same money in stocks
Cash to close ($235,172) invested at 7%	$1,790,189
Monthly shortfalls ($799,989 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,739,699
What you'd walk away with	$4,529,889
Building minus stocks	−$2,613,551

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

highThe city's rental license covers 1 unit(s); this analysis counts 3. Public record: Minneapolis Active Rental Licenses: 3412 HUMBOLDT AVE S, units=1
mediumAsking is $506,285 above the price where cash flow breaks even ($343,615) at the default scenario. Based on: Derived: price $849,900 vs. break-even $343,615

Opportunities

The seller bought for $250,000 in Apr 1992, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 0402824310064: last sale 1992-04-01, $250,000

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)	$16,013
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,999
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. 9 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	triplex
Living units	3
Year built	1948
Market value (2026)	$846,500
Property tax	$16,013
Special assessments	none
Homestead	no
Last sale	1992-04-01 · $250,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 2082 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

2026-07-10New at $849,900