409 6th St SE

Minneapolis, MN · Marcy Holmes · Find the listing ↗

Far off

Asking price: $519,900
Monthly cash flow: −$1,414
Estimated rent: $3,300/mo
Break-even price: $254,162

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

3 bed / 1 bath (est.)$1,650 $1,400–$1,900
3 bed / 1 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: $519,900
Monthly cash flow: −$1,414
Cash to close: $119,577
Cap rate: 3.1%
Cash-on-cash: −14.2%
DSCR: 0.49×
GRM: 13.1
Price per unit: $259,950
Price that breaks even: $254,162
Rent that breaks even: $5,137/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.19M vs $2.05M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$739
Insurance Estimate	−$220
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,353
Mortgage (principal + interest)	−$2,767
Cash flow	−$1,414
Principal paid down (equity, not cash)	$352

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 $1.19M, stocks $2.05M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $467,910 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	$1,186,218
If you put the same money in stocks
Cash to close ($67,587) invested at 7%	$514,489
Monthly shortfalls ($420,138 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,624,399
What you'd walk away with	$2,138,888
Building minus stocks	−$952,670

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $467,910 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	$1,186,218
If you put the same money in stocks
Cash to close ($67,587) invested at 7%	$514,489
Monthly shortfalls ($579,524 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,058,663
What you'd walk away with	$2,573,152
Building minus stocks	−$1,386,934

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $458,910 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	$1,163,401
If you put the same money in stocks
Cash to close ($66,287) invested at 7%	$504,594
Monthly shortfalls ($398,313 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,554,786
What you'd walk away with	$2,059,379
Building minus stocks	−$895,978

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $458,910 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	$1,163,401
If you put the same money in stocks
Cash to close ($66,287) invested at 7%	$504,594
Monthly shortfalls ($557,698 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,989,050
What you'd walk away with	$2,493,643
Building minus stocks	−$1,330,242

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $415,920 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	$1,186,218
If you put the same money in stocks
Cash to close ($119,577) invested at 7%	$910,251
Monthly shortfalls ($281,580 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,141,836
What you'd walk away with	$2,052,086
Building minus stocks	−$865,868

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $415,920 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	$1,186,218
If you put the same money in stocks
Cash to close ($119,577) invested at 7%	$910,251
Monthly shortfalls ($440,966 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,576,100
What you'd walk away with	$2,486,350
Building minus stocks	−$1,300,132

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $407,920 of principal by year 30	$0
Plus rental profits, invested at 7%$621 of profit by year 30, before investment growth	$621
What you'd walk away with	$1,164,023
If you put the same money in stocks
Cash to close ($117,277) invested at 7%	$892,742
Monthly shortfalls ($263,041 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,082,126
What you'd walk away with	$1,974,868
Building minus stocks	−$810,845

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $407,920 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	$1,163,401
If you put the same money in stocks
Cash to close ($117,277) invested at 7%	$892,742
Monthly shortfalls ($421,805 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,515,768
What you'd walk away with	$2,408,511
Building minus stocks	−$1,245,110

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $389,925 of principal by year 30	$0
Plus rental profits, invested at 7%$3,834 of profit by year 30, before investment growth	$3,996
What you'd walk away with	$1,190,214
If you put the same money in stocks
Cash to close ($145,572) invested at 7%	$1,108,131
Monthly shortfalls ($223,154 total by yr 30) investedThe money you'd have put into the building while it lost money	$949,793
What you'd walk away with	$2,057,924
Building minus stocks	−$867,710

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $389,925 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	$1,186,218
If you put the same money in stocks
Cash to close ($145,572) invested at 7%	$1,108,131
Monthly shortfalls ($378,705 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,380,061
What you'd walk away with	$2,488,192
Building minus stocks	−$1,301,974

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $382,425 of principal by year 30	$0
Plus rental profits, invested at 7%$5,981 of profit by year 30, before investment growth	$6,351
What you'd walk away with	$1,169,752
If you put the same money in stocks
Cash to close ($142,772) invested at 7%	$1,086,817
Monthly shortfalls ($207,338 total by yr 30) investedThe money you'd have put into the building while it lost money	$895,587
What you'd walk away with	$1,982,404
Building minus stocks	−$812,652

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,661
Minus 6% selling cost	−$74,260
Minus loan still owedTenants' rent paid down all $382,425 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	$1,163,401
If you put the same money in stocks
Cash to close ($142,772) invested at 7%	$1,086,817
Monthly shortfalls ($360,742 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,323,500
What you'd walk away with	$2,410,317
Building minus stocks	−$1,246,916

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 409 6TH ST S E
mediumAsking is $265,738 above the price where cash flow breaks even ($254,162) at the default scenario. Based on: Derived: price $519,900 vs. break-even $254,162

Opportunities

None found.

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)	$8,863
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,636
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$466,700
Property tax	$8,863
Special assessments	none
Homestead	no
Last sale	2021-07-01 · $465,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 596 m away.

Crime in Marcy Holmes

873 incidents in the last 12 months (58 per 1,000 residents), +36% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-14New at $519,900