Minneapolis › Lyndale

3514 Grand Ave S

Minneapolis, MN · Lyndale · Find the listing ↗

Far off

Asking price: $825,000
Monthly cash flow: −$2,213
Estimated rent: $5,250/mo
Break-even price: $409,221

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

4 bed / 2.5 bath (est.)$1,950 $1,650–$2,250
3 bed / 2.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 2.5 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: $825,000
Monthly cash flow: −$2,213
Cash to close: $189,750
Cap rate: 3.2%
Cash-on-cash: −14.0%
DSCR: 0.50×
GRM: 13.1
Price per unit: $275,000
Price that breaks even: $409,221
Rent that breaks even: $8,124/mo
Cash flow turns positive: year 30
Year 30: property vs stocks: $1.88M vs $3.21M

Monthly breakdown

Rent	$5,250
Vacancy (6%)	−$315
Collected	$4,935
Property tax Public record	−$1,222
Insurance Estimate	−$327
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$472
Capital reserve (8% of rent)	−$420
Net operating income	$2,178
Mortgage (principal + interest)	−$4,391
Cash flow	−$2,213
Principal paid down (equity, not cash)	$559

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 $1.88M, stocks $3.21M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,002,492
Minus 6% selling cost	−$120,149
Minus loan still owedTenants' rent paid down all $742,500 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	$1,882,342
If you put the same money in stocks
Cash to close ($107,250) invested at 7%	$816,414
Monthly shortfalls ($647,723 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,526,827
What you'd walk away with	$3,343,242
Building minus stocks	−$1,460,900

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,002,492
Minus 6% selling cost	−$120,149
Minus loan still owedTenants' rent paid down all $742,500 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	$1,882,342
If you put the same money in stocks
Cash to close ($107,250) invested at 7%	$816,414
Monthly shortfalls ($901,291 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,217,702
What you'd walk away with	$4,034,116
Building minus stocks	−$2,151,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,978,219
Minus 6% selling cost	−$118,693
Minus loan still owedTenants' rent paid down all $733,500 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	$1,859,526
If you put the same money in stocks
Cash to close ($105,950) invested at 7%	$806,518
Monthly shortfalls ($625,897 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,457,214
What you'd walk away with	$3,263,733
Building minus stocks	−$1,404,207

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,978,219
Minus 6% selling cost	−$118,693
Minus loan still owedTenants' rent paid down all $733,500 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	$1,859,526
If you put the same money in stocks
Cash to close ($105,950) invested at 7%	$806,518
Monthly shortfalls ($879,465 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,148,089
What you'd walk away with	$3,954,607
Building minus stocks	−$2,095,081

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,002,492
Minus 6% selling cost	−$120,149
Minus loan still owedTenants' rent paid down all $660,000 of principal by year 30	$0
Plus rental profits, invested at 7%$951 of profit by year 30, before investment growth	$951
What you'd walk away with	$1,883,293
If you put the same money in stocks
Cash to close ($189,750) invested at 7%	$1,444,425
Monthly shortfalls ($428,804 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,762,026
What you'd walk away with	$3,206,452
Building minus stocks	−$1,323,159

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,002,492
Minus 6% selling cost	−$120,149
Minus loan still owedTenants' rent paid down all $660,000 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	$1,882,342
If you put the same money in stocks
Cash to close ($189,750) invested at 7%	$1,444,425
Monthly shortfalls ($681,421 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,451,950
What you'd walk away with	$3,896,375
Building minus stocks	−$2,014,033

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,978,219
Minus 6% selling cost	−$118,693
Minus loan still owedTenants' rent paid down all $652,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,901 of profit by year 30, before investment growth	$1,923
What you'd walk away with	$1,861,449
If you put the same money in stocks
Cash to close ($187,450) invested at 7%	$1,426,917
Monthly shortfalls ($410,594 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,702,667
What you'd walk away with	$3,129,585
Building minus stocks	−$1,268,136

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,978,219
Minus 6% selling cost	−$118,693
Minus loan still owedTenants' rent paid down all $652,000 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	$1,859,526
If you put the same money in stocks
Cash to close ($187,450) invested at 7%	$1,426,917
Monthly shortfalls ($662,260 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,391,618
What you'd walk away with	$3,818,536
Building minus stocks	−$1,959,010

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,002,492
Minus 6% selling cost	−$120,149
Minus loan still owedTenants' rent paid down all $618,750 of principal by year 30	$0
Plus rental profits, invested at 7%$9,420 of profit by year 30, before investment growth	$9,987
What you'd walk away with	$1,892,329
If you put the same money in stocks
Cash to close ($231,000) invested at 7%	$1,758,431
Monthly shortfalls ($338,475 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,459,979
What you'd walk away with	$3,218,410
Building minus stocks	−$1,326,081

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,002,492
Minus 6% selling cost	−$120,149
Minus loan still owedTenants' rent paid down all $618,750 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	$1,882,342
If you put the same money in stocks
Cash to close ($231,000) invested at 7%	$1,758,431
Monthly shortfalls ($582,623 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,140,867
What you'd walk away with	$3,899,298
Building minus stocks	−$2,016,956

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,978,219
Minus 6% selling cost	−$118,693
Minus loan still owedTenants' rent paid down all $611,250 of principal by year 30	$0
Plus rental profits, invested at 7%$11,815 of profit by year 30, before investment growth	$12,645
What you'd walk away with	$1,872,171
If you put the same money in stocks
Cash to close ($228,200) invested at 7%	$1,737,117
Monthly shortfalls ($322,907 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,406,078
What you'd walk away with	$3,143,194
Building minus stocks	−$1,271,023

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,978,219
Minus 6% selling cost	−$118,693
Minus loan still owedTenants' rent paid down all $611,250 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	$1,859,526
If you put the same money in stocks
Cash to close ($228,200) invested at 7%	$1,737,117
Monthly shortfalls ($564,660 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,084,306
What you'd walk away with	$3,821,423
Building minus stocks	−$1,961,897

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

mediumAsking is $415,779 above the price where cash flow breaks even ($409,221) at the default scenario. Based on: Derived: price $825,000 vs. break-even $409,221
low$423 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 0302824320126: special assessments (current) = $422.92

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 130 days on market, 3 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)	$14,668
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,925
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. 10 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	triplex
Living units	3
Year built	2005
Market value (2026)	$772,400
Property tax	$14,668
Special assessments	$423
Homestead	no
Last sale	2020-01-01 · $685,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 3 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 780 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

2026-05-25Price cut at $825,000 (was $925,000) · from listing history
2026-03-23Price cut at $925,000 (was $950,000) · from listing history
2025-09-27Price cut at $950,000 (was $964,900) · from listing history
2026-05-25New at $825,000