4145 Colfax Ave S

Minneapolis, MN · East Harriet · Listing office ↗ · Find the listing ↗

Far off

Asking price: $740,000
Monthly cash flow: −$2,952
Estimated rent: $3,300/mo
Break-even price: $185,331

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 / 2 bath (est.)$1,650 $1,400–$1,900
3 bed / 2 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: $740,000
Monthly cash flow: −$2,952
Cash to close: $170,200
Cap rate: 1.6%
Cash-on-cash: −20.8%
DSCR: 0.25×
GRM: 18.7
Price per unit: $370,000
Price that breaks even: $185,331
Rent that breaks even: $7,085/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.69M vs $4.37M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$1,144
Insurance Estimate	−$213
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (8% of rent)	−$264
Net operating income	$986
Mortgage (principal + interest)	−$3,939
Cash flow	−$2,952
Principal paid down (equity, not cash)	$501

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 $1.69M, stocks $4.37M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $666,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($96,200) invested at 7%	$732,299
Monthly shortfalls ($1,129,067 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,763,203
What you'd walk away with	$4,495,502
Building minus stocks	−$2,807,098

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $666,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($96,200) invested at 7%	$732,299
Monthly shortfalls ($1,288,452 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,197,467
What you'd walk away with	$4,929,766
Building minus stocks	−$3,241,362

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,771,902
Minus 6% selling cost	−$106,314
Minus loan still owedTenants' rent paid down all $657,000 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	$1,665,588
If you put the same money in stocks
Cash to close ($94,900) invested at 7%	$722,403
Monthly shortfalls ($1,107,241 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,693,590
What you'd walk away with	$4,415,993
Building minus stocks	−$2,750,405

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,771,902
Minus 6% selling cost	−$106,314
Minus loan still owedTenants' rent paid down all $657,000 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	$1,665,588
If you put the same money in stocks
Cash to close ($94,900) invested at 7%	$722,403
Monthly shortfalls ($1,266,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,127,854
What you'd walk away with	$4,850,257
Building minus stocks	−$3,184,669

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $592,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($170,200) invested at 7%	$1,295,606
Monthly shortfalls ($931,850 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,076,347
What you'd walk away with	$4,371,953
Building minus stocks	−$2,683,549

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $592,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($170,200) invested at 7%	$1,295,606
Monthly shortfalls ($1,091,235 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,510,611
What you'd walk away with	$4,806,216
Building minus stocks	−$3,117,812

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,771,902
Minus 6% selling cost	−$106,314
Minus loan still owedTenants' rent paid down all $584,000 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	$1,665,588
If you put the same money in stocks
Cash to close ($167,900) invested at 7%	$1,278,098
Monthly shortfalls ($912,689 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,016,016
What you'd walk away with	$4,294,113
Building minus stocks	−$2,628,525

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,771,902
Minus 6% selling cost	−$106,314
Minus loan still owedTenants' rent paid down all $584,000 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	$1,665,588
If you put the same money in stocks
Cash to close ($167,900) invested at 7%	$1,278,098
Monthly shortfalls ($1,072,075 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,450,279
What you'd walk away with	$4,728,377
Building minus stocks	−$3,062,789

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $555,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($207,200) invested at 7%	$1,577,259
Monthly shortfalls ($843,232 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,797,315
What you'd walk away with	$4,374,574
Building minus stocks	−$2,686,170

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $555,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($207,200) invested at 7%	$1,577,259
Monthly shortfalls ($1,002,617 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,231,579
What you'd walk away with	$4,808,838
Building minus stocks	−$3,120,434

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,771,902
Minus 6% selling cost	−$106,314
Minus loan still owedTenants' rent paid down all $547,500 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	$1,665,588
If you put the same money in stocks
Cash to close ($204,400) invested at 7%	$1,555,945
Monthly shortfalls ($825,268 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,740,755
What you'd walk away with	$4,296,699
Building minus stocks	−$2,631,111

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,771,902
Minus 6% selling cost	−$106,314
Minus loan still owedTenants' rent paid down all $547,500 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	$1,665,588
If you put the same money in stocks
Cash to close ($204,400) invested at 7%	$1,555,945
Monthly shortfalls ($984,654 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,175,018
What you'd walk away with	$4,730,963
Building minus stocks	−$3,065,375

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 $554,669 above the price where cash flow breaks even ($185,331) at the default scenario. Based on: Derived: price $740,000 vs. break-even $185,331

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)	$13,733
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,558
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	1931
Market value (2026)	$723,100
Property tax	$13,733
Special assessments	none
Homestead	no
Last sale	—

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1332 m away.

Crime in East Harriet

159 incidents in the last 12 months (44 per 1,000 residents), +25% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-31New at $740,000