3428 Hennepin Ave S

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

Far off

Asking price: $625,000
Monthly cash flow: −$2,751
Estimated rent: $2,700/mo
Break-even price: $108,221

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 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: $625,000
Monthly cash flow: −$2,751
Cash to close: $143,750
Cap rate: 1.1%
Cash-on-cash: −23.0%
DSCR: 0.17×
GRM: 19.3
Price per unit: $312,500
Price that breaks even: $108,221
Rent that breaks even: $6,226/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.43M vs $4.11M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$1,094
Insurance Estimate	−$206
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$576
Mortgage (principal + interest)	−$3,327
Cash flow	−$2,751
Principal paid down (equity, not cash)	$423

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 $1.43M, stocks $4.11M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $562,500 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	$1,426,017
If you put the same money in stocks
Cash to close ($81,250) invested at 7%	$618,496
Monthly shortfalls ($1,109,579 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,595,744
What you'd walk away with	$4,214,240
Building minus stocks	−$2,788,223

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $562,500 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	$1,426,017
If you put the same money in stocks
Cash to close ($81,250) invested at 7%	$618,496
Monthly shortfalls ($1,239,985 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,951,051
What you'd walk away with	$4,569,547
Building minus stocks	−$3,143,530

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $553,500 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	$1,403,200
If you put the same money in stocks
Cash to close ($79,950) invested at 7%	$608,600
Monthly shortfalls ($1,087,753 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,526,131
What you'd walk away with	$4,134,731
Building minus stocks	−$2,731,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $553,500 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	$1,403,200
If you put the same money in stocks
Cash to close ($79,950) invested at 7%	$608,600
Monthly shortfalls ($1,218,159 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,881,438
What you'd walk away with	$4,490,038
Building minus stocks	−$3,086,838

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $500,000 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	$1,426,017
If you put the same money in stocks
Cash to close ($143,750) invested at 7%	$1,094,262
Monthly shortfalls ($943,011 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,015,629
What you'd walk away with	$4,109,891
Building minus stocks	−$2,683,874

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $500,000 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	$1,426,017
If you put the same money in stocks
Cash to close ($143,750) invested at 7%	$1,094,262
Monthly shortfalls ($1,073,417 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,370,936
What you'd walk away with	$4,465,198
Building minus stocks	−$3,039,181

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $492,000 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	$1,403,200
If you put the same money in stocks
Cash to close ($141,450) invested at 7%	$1,076,753
Monthly shortfalls ($923,850 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,955,298
What you'd walk away with	$4,032,052
Building minus stocks	−$2,628,852

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $492,000 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	$1,403,200
If you put the same money in stocks
Cash to close ($141,450) invested at 7%	$1,076,753
Monthly shortfalls ($1,054,256 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,310,605
What you'd walk away with	$4,387,358
Building minus stocks	−$2,984,158

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $468,750 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	$1,426,017
If you put the same money in stocks
Cash to close ($175,000) invested at 7%	$1,332,145
Monthly shortfalls ($868,164 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,779,960
What you'd walk away with	$4,112,105
Building minus stocks	−$2,686,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,517,039
Minus 6% selling cost	−$91,022
Minus loan still owedTenants' rent paid down all $468,750 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	$1,426,017
If you put the same money in stocks
Cash to close ($175,000) invested at 7%	$1,332,145
Monthly shortfalls ($998,571 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,135,267
What you'd walk away with	$4,467,412
Building minus stocks	−$3,041,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $461,250 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	$1,403,200
If you put the same money in stocks
Cash to close ($172,200) invested at 7%	$1,310,830
Monthly shortfalls ($850,201 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,723,400
What you'd walk away with	$4,034,230
Building minus stocks	−$2,631,030

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,492,766
Minus 6% selling cost	−$89,566
Minus loan still owedTenants' rent paid down all $461,250 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	$1,403,200
If you put the same money in stocks
Cash to close ($172,200) invested at 7%	$1,310,830
Monthly shortfalls ($980,607 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,078,707
What you'd walk away with	$4,389,537
Building minus stocks	−$2,986,337

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 3428 HENNEPIN AVE
mediumAsking is $516,779 above the price where cash flow breaks even ($108,221) at the default scenario. Based on: Derived: price $625,000 vs. break-even $108,221
low$893 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 0402824310018: special assessments (current) = $892.59

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 Estimateestimate. No tax record found; 2.1% of price.	$13,125
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,475
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. base rate	8% / 8%

County record Public record

Recorded as	duplex
Living units	2
Year built	1928
Market value (2026)	$563,200
Property tax	$8,906
Special assessments	$893
Homestead	no
Last sale	2006-10-01 · $488,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1883 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

2026-09-30New at $625,000