3504 Lyndale Ave S

Minneapolis, MN · South Uptown · Listing office ↗ · Find the listing ↗

Far off

Asking price: $675,000
Monthly cash flow: −$3,146
Estimated rent: $2,700/mo
Break-even price: $83,996

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: $675,000
Monthly cash flow: −$3,146
Cash to close: $155,250
Cap rate: 0.8%
Cash-on-cash: −24.3%
DSCR: 0.12×
GRM: 20.8
Price per unit: $337,500
Price that breaks even: $83,996
Rent that breaks even: $6,785/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.54M vs $4.71M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$1,181
Insurance Estimate	−$221
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	$447
Mortgage (principal + interest)	−$3,593
Cash flow	−$3,146
Principal paid down (equity, not cash)	$457

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 $1.54M, stocks $4.71M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $607,500 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	$1,540,098
If you put the same money in stocks
Cash to close ($87,750) invested at 7%	$667,975
Monthly shortfalls ($1,297,270 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,153,759
What you'd walk away with	$4,821,734
Building minus stocks	−$3,281,636

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $607,500 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	$1,540,098
If you put the same money in stocks
Cash to close ($87,750) invested at 7%	$667,975
Monthly shortfalls ($1,427,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,509,066
What you'd walk away with	$5,177,041
Building minus stocks	−$3,636,943

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $598,500 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	$1,517,282
If you put the same money in stocks
Cash to close ($86,450) invested at 7%	$658,079
Monthly shortfalls ($1,275,444 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,084,146
What you'd walk away with	$4,742,225
Building minus stocks	−$3,224,943

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $598,500 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	$1,517,282
If you put the same money in stocks
Cash to close ($86,450) invested at 7%	$658,079
Monthly shortfalls ($1,405,850 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,439,453
What you'd walk away with	$5,097,532
Building minus stocks	−$3,580,250

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $540,000 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	$1,540,098
If you put the same money in stocks
Cash to close ($155,250) invested at 7%	$1,181,803
Monthly shortfalls ($1,117,376 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,527,235
What you'd walk away with	$4,709,037
Building minus stocks	−$3,168,939

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $540,000 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	$1,540,098
If you put the same money in stocks
Cash to close ($155,250) invested at 7%	$1,181,803
Monthly shortfalls ($1,247,782 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,882,541
What you'd walk away with	$5,064,344
Building minus stocks	−$3,524,246

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $532,000 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	$1,517,282
If you put the same money in stocks
Cash to close ($152,950) invested at 7%	$1,164,294
Monthly shortfalls ($1,098,216 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,466,903
What you'd walk away with	$4,631,198
Building minus stocks	−$3,113,916

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $532,000 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	$1,517,282
If you put the same money in stocks
Cash to close ($152,950) invested at 7%	$1,164,294
Monthly shortfalls ($1,228,622 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,822,210
What you'd walk away with	$4,986,505
Building minus stocks	−$3,469,223

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $506,250 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	$1,540,098
If you put the same money in stocks
Cash to close ($189,000) invested at 7%	$1,438,716
Monthly shortfalls ($1,036,542 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,272,712
What you'd walk away with	$4,711,428
Building minus stocks	−$3,171,330

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $506,250 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	$1,540,098
If you put the same money in stocks
Cash to close ($189,000) invested at 7%	$1,438,716
Monthly shortfalls ($1,166,948 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,628,019
What you'd walk away with	$5,066,735
Building minus stocks	−$3,526,637

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $498,750 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	$1,517,282
If you put the same money in stocks
Cash to close ($186,200) invested at 7%	$1,417,402
Monthly shortfalls ($1,018,579 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,216,152
What you'd walk away with	$4,633,554
Building minus stocks	−$3,116,272

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $498,750 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	$1,517,282
If you put the same money in stocks
Cash to close ($186,200) invested at 7%	$1,417,402
Monthly shortfalls ($1,148,985 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,571,459
What you'd walk away with	$4,988,860
Building minus stocks	−$3,471,578

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 3504 LYNDALE AVE S
mediumAsking is $591,004 above the price where cash flow breaks even ($83,996) at the default scenario. Based on: Derived: price $675,000 vs. break-even $83,996

Opportunities

The seller bought for $328,500 in Jun 2017, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 0402824410091: last sale 2017-06-01, $328,500

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.	$14,175
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,648
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 1907: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1907
Market value (2026)	$455,000
Property tax	$3,205
Special assessments	none
Homestead	no
Last sale	2017-06-01 · $328,500

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1088 m away.

Crime in South Uptown

337 incidents in the last 12 months (57 per 1,000 residents), −14% 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 $675,000