Minneapolis › Standish

3847 Cedar Ave S

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

Far off

Asking price: $439,900
Monthly cash flow: −$1,440
Estimated rent: $2,700/mo
Break-even price: $169,293

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 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: $439,900
Monthly cash flow: −$1,440
Cash to close: $101,177
Cap rate: 2.5%
Cash-on-cash: −17.1%
DSCR: 0.38×
GRM: 13.6
Price per unit: $219,950
Price that breaks even: $169,293
Rent that breaks even: $4,547/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.00M vs $2.13M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$770
Insurance Estimate	−$205
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	$901
Mortgage (principal + interest)	−$2,341
Cash flow	−$1,440
Principal paid down (equity, not cash)	$298

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 $1.00M, stocks $2.13M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 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	$1,003,688
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($504,224 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,771,659
What you'd walk away with	$2,206,981
Building minus stocks	−$1,203,293

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 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	$1,003,688
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($634,630 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,126,966
What you'd walk away with	$2,562,288
Building minus stocks	−$1,558,600

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 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	$980,871
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($482,398 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,702,046
What you'd walk away with	$2,127,472
Building minus stocks	−$1,146,601

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 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	$980,871
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($612,804 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,057,353
What you'd walk away with	$2,482,779
Building minus stocks	−$1,501,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 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	$1,003,688
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($386,987 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,363,351
What you'd walk away with	$2,133,536
Building minus stocks	−$1,129,848

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 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	$1,003,688
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($517,393 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,718,657
What you'd walk away with	$2,488,843
Building minus stocks	−$1,485,155

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 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	$980,871
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($367,826 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,303,019
What you'd walk away with	$2,055,696
Building minus stocks	−$1,074,825

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 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	$980,871
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($498,232 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,658,326
What you'd walk away with	$2,411,003
Building minus stocks	−$1,430,132

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 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	$1,003,688
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($334,307 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,197,478
What you'd walk away with	$2,135,094
Building minus stocks	−$1,131,406

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 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	$1,003,688
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($464,713 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,552,784
What you'd walk away with	$2,490,401
Building minus stocks	−$1,486,713

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 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	$980,871
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($316,344 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,140,917
What you'd walk away with	$2,057,219
Building minus stocks	−$1,076,348

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 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	$980,871
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($446,750 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,496,224
What you'd walk away with	$2,412,526
Building minus stocks	−$1,431,655

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 3847 CEDAR AVE S
mediumAsking is $270,607 above the price where cash flow breaks even ($169,293) at the default scenario. Based on: Derived: price $439,900 vs. break-even $169,293

Opportunities

The seller bought for $200,000 in Jul 2007, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1202824220105: last sale 2007-07-01, $200,000
Long time on market: room to negotiate. Based on: Listing data: 183 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 Estimateestimate. No tax record found; 2.1% of price.	$9,238
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,462
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	1927
Market value (2026)	$373,500
Property tax	$5,580
Special assessments	none
Homestead	no
Last sale	2007-07-01 · $200,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

MN 55, about 1365 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

2026-04-02New at $439,900