Minneapolis › Lyndale

3500 1st Ave S

Minneapolis, MN · Lyndale · Find the listing ↗

Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.

Asking price: $725,000
Monthly cash flow: −$254
Estimated rent: $7,350/mo
Break-even price: $677,277

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
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: $725,000
Monthly cash flow: −$254
Cash to close: $166,750
Cap rate: 6.0%
Cash-on-cash: −1.8%
DSCR: 0.93×
GRM: 8.2
Price per unit: $145,000
Price that breaks even: $677,277
Rent that breaks even: $7,684/mo
Cash flow turns positive: year 4
Year 30: property vs stocks: $2.74M vs $1.31M

Monthly breakdown

Rent	$7,350
Vacancy (6%)	−$441
Collected	$6,909
Property tax Public record	−$976
Insurance Estimate	−$520
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$662
Capital reserve (9% of rent)	−$662
Net operating income	$3,605
Mortgage (principal + interest)	−$3,859
Cash flow	−$254
Principal paid down (equity, not cash)	$491

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 $2.74M, stocks $1.31M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,765
Minus 6% selling cost	−$105,586
Minus loan still owedTenants' rent paid down all $652,500 of principal by year 30	$0
Plus rental profits, invested at 7%$434,928 of profit by year 30, before investment growth	$728,728
What you'd walk away with	$2,382,907
If you put the same money in stocks
Cash to close ($94,250) invested at 7%	$717,455
Monthly shortfalls ($55,553 total by yr 30) investedThe money you'd have put into the building while it lost money	$350,944
What you'd walk away with	$1,068,399
Building minus stocks	$1,314,508

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,765
Minus 6% selling cost	−$105,586
Minus loan still owedTenants' rent paid down all $652,500 of principal by year 30	$0
Plus rental profits, invested at 7%$176,166 of profit by year 30, before investment growth	$244,400
What you'd walk away with	$1,898,579
If you put the same money in stocks
Cash to close ($94,250) invested at 7%	$717,455
Monthly shortfalls ($151,785 total by yr 30) investedThe money you'd have put into the building while it lost money	$833,840
What you'd walk away with	$1,551,295
Building minus stocks	$347,284

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,735,493
Minus 6% selling cost	−$104,130
Minus loan still owedTenants' rent paid down all $643,500 of principal by year 30	$0
Plus rental profits, invested at 7%$451,454 of profit by year 30, before investment growth	$767,123
What you'd walk away with	$2,398,486
If you put the same money in stocks
Cash to close ($92,950) invested at 7%	$707,559
Monthly shortfalls ($50,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$319,726
What you'd walk away with	$1,027,285
Building minus stocks	$1,371,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,735,493
Minus 6% selling cost	−$104,130
Minus loan still owedTenants' rent paid down all $643,500 of principal by year 30	$0
Plus rental profits, invested at 7%$187,190 of profit by year 30, before investment growth	$263,135
What you'd walk away with	$1,894,498
If you put the same money in stocks
Cash to close ($92,950) invested at 7%	$707,559
Monthly shortfalls ($140,983 total by yr 30) investedThe money you'd have put into the building while it lost money	$782,962
What you'd walk away with	$1,490,521
Building minus stocks	$403,977

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,765
Minus 6% selling cost	−$105,586
Minus loan still owedTenants' rent paid down all $580,000 of principal by year 30	$0
Plus rental profits, invested at 7%$578,171 of profit by year 30, before investment growth	$1,088,926
What you'd walk away with	$2,743,106
If you put the same money in stocks
Cash to close ($166,750) invested at 7%	$1,269,344
Monthly shortfalls ($5,576 total by yr 30) investedThe money you'd have put into the building while it lost money	$38,209
What you'd walk away with	$1,307,552
Building minus stocks	$1,435,554

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,765
Minus 6% selling cost	−$105,586
Minus loan still owedTenants' rent paid down all $580,000 of principal by year 30	$0
Plus rental profits, invested at 7%$276,658 of profit by year 30, before investment growth	$430,498
What you'd walk away with	$2,084,677
If you put the same money in stocks
Cash to close ($166,750) invested at 7%	$1,269,344
Monthly shortfalls ($59,058 total by yr 30) investedThe money you'd have put into the building while it lost money	$347,004
What you'd walk away with	$1,616,348
Building minus stocks	$468,329

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,735,493
Minus 6% selling cost	−$104,130
Minus loan still owedTenants' rent paid down all $572,000 of principal by year 30	$0
Plus rental profits, invested at 7%$595,416 of profit by year 30, before investment growth	$1,136,498
What you'd walk away with	$2,767,862
If you put the same money in stocks
Cash to close ($164,450) invested at 7%	$1,251,835
Monthly shortfalls ($3,660 total by yr 30) investedThe money you'd have put into the building while it lost money	$25,450
What you'd walk away with	$1,277,285
Building minus stocks	$1,490,577

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,735,493
Minus 6% selling cost	−$104,130
Minus loan still owedTenants' rent paid down all $572,000 of principal by year 30	$0
Plus rental profits, invested at 7%$289,432 of profit by year 30, before investment growth	$456,681
What you'd walk away with	$2,088,044
If you put the same money in stocks
Cash to close ($164,450) invested at 7%	$1,251,835
Monthly shortfalls ($52,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$312,857
What you'd walk away with	$1,564,692
Building minus stocks	$523,352

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,765
Minus 6% selling cost	−$105,586
Minus loan still owedTenants' rent paid down all $543,750 of principal by year 30	$0
Plus rental profits, invested at 7%$659,570 of profit by year 30, before investment growth	$1,325,189
What you'd walk away with	$2,979,368
If you put the same money in stocks
Cash to close ($203,000) invested at 7%	$1,545,288
Monthly shortfalls ($154 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,096
What you'd walk away with	$1,546,383
Building minus stocks	$1,432,985

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,765
Minus 6% selling cost	−$105,586
Minus loan still owedTenants' rent paid down all $543,750 of principal by year 30	$0
Plus rental profits, invested at 7%$337,195 of profit by year 30, before investment growth	$559,619
What you'd walk away with	$2,213,799
If you put the same money in stocks
Cash to close ($203,000) invested at 7%	$1,545,288
Monthly shortfalls ($32,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$202,750
What you'd walk away with	$1,748,038
Building minus stocks	$465,761

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,735,493
Minus 6% selling cost	−$104,130
Minus loan still owedTenants' rent paid down all $536,250 of principal by year 30	$0
Plus rental profits, invested at 7%$677,380 of profit by year 30, before investment growth	$1,380,654
What you'd walk away with	$3,012,017
If you put the same money in stocks
Cash to close ($200,200) invested at 7%	$1,523,973
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,523,973
Building minus stocks	$1,488,044

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,735,493
Minus 6% selling cost	−$104,130
Minus loan still owedTenants' rent paid down all $536,250 of principal by year 30	$0
Plus rental profits, invested at 7%$350,571 of profit by year 30, before investment growth	$589,863
What you'd walk away with	$2,221,226
If you put the same money in stocks
Cash to close ($200,200) invested at 7%	$1,523,973
Monthly shortfalls ($28,186 total by yr 30) investedThe money you'd have put into the building while it lost money	$176,433
What you'd walk away with	$1,700,407
Building minus stocks	$520,819

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 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 3500 1ST AVE S, units=4
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 0302824420124: roof=Flat, exterior=WOOD

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 123 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)	$11,718
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,237
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$425
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 1914: +1 pt capital reserve; 12 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1914
Market value (2026)	$617,000
Property tax	$11,718
Special assessments	none
Homestead	no
Last sale	2019-08-01 · $665,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 172 m away.

Crime in Lyndale

475 incidents in the last 12 months (66 per 1,000 residents), −2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-01New at $725,000