Minneapolis › Standish

3829 28th Ave S

Minneapolis, MN · Standish · Listing office ↗ · Find the listing ↗

Far off

Asking price: $374,990
Monthly cash flow: −$1,223
Estimated rent: $2,100/mo
Break-even price: $145,301

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $374,990
Monthly cash flow: −$1,223
Cash to close: $86,248
Cap rate: 2.5%
Cash-on-cash: −17.0%
DSCR: 0.39×
GRM: 14.9
Price per unit: $187,495
Price that breaks even: $145,301
Rent that breaks even: $3,667/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $856K vs $1.80M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Public record	−$458
Insurance Estimate	−$177
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (8% of rent)	−$168
Net operating income	$773
Mortgage (principal + interest)	−$1,996
Cash flow	−$1,223
Principal paid down (equity, not cash)	$254

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 $856K, stocks $1.80M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,199
Minus 6% selling cost	−$54,612
Minus loan still owedTenants' rent paid down all $337,491 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	$855,587
If you put the same money in stocks
Cash to close ($48,749) invested at 7%	$371,088
Monthly shortfalls ($418,929 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,487,097
What you'd walk away with	$1,858,185
Building minus stocks	−$1,002,598

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,199
Minus 6% selling cost	−$54,612
Minus loan still owedTenants' rent paid down all $337,491 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	$855,587
If you put the same money in stocks
Cash to close ($48,749) invested at 7%	$371,088
Monthly shortfalls ($520,356 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,763,447
What you'd walk away with	$2,134,534
Building minus stocks	−$1,278,947

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,927
Minus 6% selling cost	−$53,156
Minus loan still owedTenants' rent paid down all $328,491 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	$832,771
If you put the same money in stocks
Cash to close ($47,449) invested at 7%	$361,192
Monthly shortfalls ($397,103 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,417,484
What you'd walk away with	$1,778,676
Building minus stocks	−$945,905

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,927
Minus 6% selling cost	−$53,156
Minus loan still owedTenants' rent paid down all $328,491 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	$832,771
If you put the same money in stocks
Cash to close ($47,449) invested at 7%	$361,192
Monthly shortfalls ($498,530 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,693,834
What you'd walk away with	$2,055,025
Building minus stocks	−$1,222,254

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,199
Minus 6% selling cost	−$54,612
Minus loan still owedTenants' rent paid down all $299,992 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	$855,587
If you put the same money in stocks
Cash to close ($86,248) invested at 7%	$656,539
Monthly shortfalls ($318,991 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,139,037
What you'd walk away with	$1,795,577
Building minus stocks	−$939,990

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,199
Minus 6% selling cost	−$54,612
Minus loan still owedTenants' rent paid down all $299,992 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	$855,587
If you put the same money in stocks
Cash to close ($86,248) invested at 7%	$656,539
Monthly shortfalls ($420,418 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,415,387
What you'd walk away with	$2,071,927
Building minus stocks	−$1,216,340

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,927
Minus 6% selling cost	−$53,156
Minus loan still owedTenants' rent paid down all $291,992 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	$832,771
If you put the same money in stocks
Cash to close ($83,948) invested at 7%	$639,031
Monthly shortfalls ($299,830 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,078,706
What you'd walk away with	$1,717,737
Building minus stocks	−$884,966

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,927
Minus 6% selling cost	−$53,156
Minus loan still owedTenants' rent paid down all $291,992 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	$832,771
If you put the same money in stocks
Cash to close ($83,948) invested at 7%	$639,031
Monthly shortfalls ($401,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,355,056
What you'd walk away with	$1,994,087
Building minus stocks	−$1,161,316

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,199
Minus 6% selling cost	−$54,612
Minus loan still owedTenants' rent paid down all $281,242 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	$855,587
If you put the same money in stocks
Cash to close ($104,997) invested at 7%	$799,265
Monthly shortfalls ($274,084 total by yr 30) investedThe money you'd have put into the building while it lost money	$997,640
What you'd walk away with	$1,796,905
Building minus stocks	−$941,318

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,199
Minus 6% selling cost	−$54,612
Minus loan still owedTenants' rent paid down all $281,242 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	$855,587
If you put the same money in stocks
Cash to close ($104,997) invested at 7%	$799,265
Monthly shortfalls ($375,511 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,273,990
What you'd walk away with	$2,073,255
Building minus stocks	−$1,217,668

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,927
Minus 6% selling cost	−$53,156
Minus loan still owedTenants' rent paid down all $273,742 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	$832,771
If you put the same money in stocks
Cash to close ($102,197) invested at 7%	$777,951
Monthly shortfalls ($256,121 total by yr 30) investedThe money you'd have put into the building while it lost money	$941,079
What you'd walk away with	$1,719,031
Building minus stocks	−$886,260

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,927
Minus 6% selling cost	−$53,156
Minus loan still owedTenants' rent paid down all $273,742 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	$832,771
If you put the same money in stocks
Cash to close ($102,197) invested at 7%	$777,951
Monthly shortfalls ($357,548 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,217,429
What you'd walk away with	$1,995,380
Building minus stocks	−$1,162,609

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 $229,689 above the price where cash flow breaks even ($145,301) at the default scenario. Based on: Derived: price $374,990 vs. break-even $145,301
low$111 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 1202824110096: special assessments (current) = $110.71

Opportunities

The seller bought for $59,500 in Dec 2002, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1202824110096: last sale 2002-12-01, $59,500

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 Public recordHennepin County record, current payable year (non-homestead)	$5,495
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,121
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	1929
Market value (2026)	$290,500
Property tax	$5,495
Special assessments	$111
Homestead	no
Last sale	2002-12-01 · $59,500

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 55, about 256 m away.

Crime in Standish

273 incidents in the last 12 months (40 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-04New at $374,990