Minneapolis › Bryant

3940 Park Ave S

Minneapolis, MN · Bryant · Find the listing ↗

Far off

Needs more info before these numbers mean much. The city's rental license covers 1 unit(s); this analysis counts 2.

Asking price: $474,000
Monthly cash flow: −$2,176
Estimated rent: $2,100/mo
Break-even price: $65,133

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: $474,000
Monthly cash flow: −$2,176
Cash to close: $109,020
Cap rate: 0.9%
Cash-on-cash: −24.0%
DSCR: 0.14×
GRM: 18.8
Price per unit: $237,000
Price that breaks even: $65,133
Rent that breaks even: $4,926/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.08M vs $3.27M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Estimate	−$830
Insurance Estimate	−$211
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (9% of rent)	−$189
Net operating income	$347
Mortgage (principal + interest)	−$2,523
Cash flow	−$2,176
Principal paid down (equity, not cash)	$321

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 $1.08M, stocks $3.27M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,150,522
Minus 6% selling cost	−$69,031
Minus loan still owedTenants' rent paid down all $426,600 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	$1,081,491
If you put the same money in stocks
Cash to close ($61,620) invested at 7%	$469,067
Monthly shortfalls ($898,326 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,877,402
What you'd walk away with	$3,346,470
Building minus stocks	−$2,264,979

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,150,522
Minus 6% selling cost	−$69,031
Minus loan still owedTenants' rent paid down all $426,600 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	$1,081,491
If you put the same money in stocks
Cash to close ($61,620) invested at 7%	$469,067
Monthly shortfalls ($999,753 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,153,752
What you'd walk away with	$3,622,819
Building minus stocks	−$2,541,328

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $417,600 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	$1,058,675
If you put the same money in stocks
Cash to close ($60,320) invested at 7%	$459,171
Monthly shortfalls ($876,500 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,807,789
What you'd walk away with	$3,266,961
Building minus stocks	−$2,208,286

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $417,600 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	$1,058,675
If you put the same money in stocks
Cash to close ($60,320) invested at 7%	$459,171
Monthly shortfalls ($977,927 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,084,139
What you'd walk away with	$3,543,310
Building minus stocks	−$2,484,635

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,150,522
Minus 6% selling cost	−$69,031
Minus loan still owedTenants' rent paid down all $379,200 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	$1,081,491
If you put the same money in stocks
Cash to close ($109,020) invested at 7%	$829,888
Monthly shortfalls ($772,000 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,437,443
What you'd walk away with	$3,267,331
Building minus stocks	−$2,185,840

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,150,522
Minus 6% selling cost	−$69,031
Minus loan still owedTenants' rent paid down all $379,200 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	$1,081,491
If you put the same money in stocks
Cash to close ($109,020) invested at 7%	$829,888
Monthly shortfalls ($873,427 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,713,793
What you'd walk away with	$3,543,681
Building minus stocks	−$2,462,190

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $371,200 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	$1,058,675
If you put the same money in stocks
Cash to close ($106,720) invested at 7%	$812,380
Monthly shortfalls ($752,840 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,377,112
What you'd walk away with	$3,189,492
Building minus stocks	−$2,130,817

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $371,200 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	$1,058,675
If you put the same money in stocks
Cash to close ($106,720) invested at 7%	$812,380
Monthly shortfalls ($854,267 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,653,462
What you'd walk away with	$3,465,842
Building minus stocks	−$2,407,167

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,150,522
Minus 6% selling cost	−$69,031
Minus loan still owedTenants' rent paid down all $355,500 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	$1,081,491
If you put the same money in stocks
Cash to close ($132,720) invested at 7%	$1,010,298
Monthly shortfalls ($715,237 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,258,712
What you'd walk away with	$3,269,011
Building minus stocks	−$2,187,520

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,150,522
Minus 6% selling cost	−$69,031
Minus loan still owedTenants' rent paid down all $355,500 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	$1,081,491
If you put the same money in stocks
Cash to close ($132,720) invested at 7%	$1,010,298
Monthly shortfalls ($816,664 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,535,062
What you'd walk away with	$3,545,360
Building minus stocks	−$2,463,869

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $348,000 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	$1,058,675
If you put the same money in stocks
Cash to close ($129,920) invested at 7%	$988,984
Monthly shortfalls ($697,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,202,152
What you'd walk away with	$3,191,136
Building minus stocks	−$2,132,461

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,126,250
Minus 6% selling cost	−$67,575
Minus loan still owedTenants' rent paid down all $348,000 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	$1,058,675
If you put the same money in stocks
Cash to close ($129,920) invested at 7%	$988,984
Monthly shortfalls ($798,701 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,478,501
What you'd walk away with	$3,467,485
Building minus stocks	−$2,408,810

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 1 unit(s); this analysis counts 2. Public record: Minneapolis Active Rental Licenses: 3940 PARK AVE, units=1
mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 3940 PARK AVE, grade/tier=Tier 2, status=Active
mediumAsking is $408,867 above the price where cash flow breaks even ($65,133) at the default scenario. Based on: Derived: price $474,000 vs. break-even $65,133

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 316 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.	$9,954
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,530
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 1912: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1912
Market value (2026)	$435,100
Property tax	$6,632
Special assessments	none
Homestead	no
Last sale	2002-02-01 · $335,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 712 m away.

Crime in Bryant

102 incidents in the last 12 months (36 per 1,000 residents), −28% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2025-11-20New at $474,000