Minneapolis › Hiawatha

4348 Minnehaha Ave

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

Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.

Asking price: $639,900
Monthly cash flow: −$496
Estimated rent: $6,150/mo
Break-even price: $546,670

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
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: $639,900
Monthly cash flow: −$496
Cash to close: $147,177
Cap rate: 5.5%
Cash-on-cash: −4.0%
DSCR: 0.85×
GRM: 8.7
Price per unit: $127,980
Price that breaks even: $546,670
Rent that breaks even: $6,794/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $2.09M vs $1.26M

Monthly breakdown

Rent	$6,150
Vacancy (6%)	−$369
Collected	$5,781
Property tax Public record	−$905
Insurance Estimate	−$436
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$554
Capital reserve (8% of rent)	−$492
Net operating income	$2,910
Mortgage (principal + interest)	−$3,406
Cash flow	−$496
Principal paid down (equity, not cash)	$433

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 $2.09M, stocks $1.26M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $575,910 of principal by year 30	$0
Plus rental profits, invested at 7%$258,974 of profit by year 30, before investment growth	$396,734
What you'd walk away with	$1,856,747
If you put the same money in stocks
Cash to close ($83,187) invested at 7%	$633,241
Monthly shortfalls ($83,176 total by yr 30) investedThe money you'd have put into the building while it lost money	$493,529
What you'd walk away with	$1,126,769
Building minus stocks	$729,978

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $575,910 of principal by year 30	$0
Plus rental profits, invested at 7%$76,661 of profit by year 30, before investment growth	$96,074
What you'd walk away with	$1,556,087
If you put the same money in stocks
Cash to close ($83,187) invested at 7%	$633,241
Monthly shortfalls ($197,899 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,002,179
What you'd walk away with	$1,635,419
Building minus stocks	−$79,332

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,528,933
Minus 6% selling cost	−$91,736
Minus loan still owedTenants' rent paid down all $566,910 of principal by year 30	$0
Plus rental profits, invested at 7%$272,828 of profit by year 30, before investment growth	$424,323
What you'd walk away with	$1,861,520
If you put the same money in stocks
Cash to close ($81,887) invested at 7%	$623,345
Monthly shortfalls ($75,204 total by yr 30) investedThe money you'd have put into the building while it lost money	$451,505
What you'd walk away with	$1,074,849
Building minus stocks	$786,671

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,528,933
Minus 6% selling cost	−$91,736
Minus loan still owedTenants' rent paid down all $566,910 of principal by year 30	$0
Plus rental profits, invested at 7%$84,719 of profit by year 30, before investment growth	$107,740
What you'd walk away with	$1,544,936
If you put the same money in stocks
Cash to close ($81,887) invested at 7%	$623,345
Monthly shortfalls ($184,132 total by yr 30) investedThe money you'd have put into the building while it lost money	$944,232
What you'd walk away with	$1,567,576
Building minus stocks	−$22,640

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $511,920 of principal by year 30	$0
Plus rental profits, invested at 7%$367,501 of profit by year 30, before investment growth	$632,178
What you'd walk away with	$2,092,191
If you put the same money in stocks
Cash to close ($147,177) invested at 7%	$1,120,349
Monthly shortfalls ($21,163 total by yr 30) investedThe money you'd have put into the building while it lost money	$135,028
What you'd walk away with	$1,255,377
Building minus stocks	$836,814

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $511,920 of principal by year 30	$0
Plus rental profits, invested at 7%$144,524 of profit by year 30, before investment growth	$203,167
What you'd walk away with	$1,663,180
If you put the same money in stocks
Cash to close ($147,177) invested at 7%	$1,120,349
Monthly shortfalls ($95,223 total by yr 30) investedThe money you'd have put into the building while it lost money	$515,327
What you'd walk away with	$1,635,676
Building minus stocks	$27,504

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,528,933
Minus 6% selling cost	−$91,736
Minus loan still owedTenants' rent paid down all $503,920 of principal by year 30	$0
Plus rental profits, invested at 7%$382,829 of profit by year 30, before investment growth	$669,335
What you'd walk away with	$2,106,531
If you put the same money in stocks
Cash to close ($144,877) invested at 7%	$1,102,841
Monthly shortfalls ($17,331 total by yr 30) investedThe money you'd have put into the building while it lost money	$111,853
What you'd walk away with	$1,214,694
Building minus stocks	$891,837

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,528,933
Minus 6% selling cost	−$91,736
Minus loan still owedTenants' rent paid down all $503,920 of principal by year 30	$0
Plus rental profits, invested at 7%$154,743 of profit by year 30, before investment growth	$220,979
What you'd walk away with	$1,658,176
If you put the same money in stocks
Cash to close ($144,877) invested at 7%	$1,102,841
Monthly shortfalls ($86,282 total by yr 30) investedThe money you'd have put into the building while it lost money	$472,808
What you'd walk away with	$1,575,648
Building minus stocks	$82,528

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $479,925 of principal by year 30	$0
Plus rental profits, invested at 7%$430,843 of profit by year 30, before investment growth	$791,298
What you'd walk away with	$2,251,310
If you put the same money in stocks
Cash to close ($179,172) invested at 7%	$1,363,903
Monthly shortfalls ($7,875 total by yr 30) investedThe money you'd have put into the building while it lost money	$52,860
What you'd walk away with	$1,416,763
Building minus stocks	$834,547

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $479,925 of principal by year 30	$0
Plus rental profits, invested at 7%$187,788 of profit by year 30, before investment growth	$281,614
What you'd walk away with	$1,741,627
If you put the same money in stocks
Cash to close ($179,172) invested at 7%	$1,363,903
Monthly shortfalls ($61,856 total by yr 30) investedThe money you'd have put into the building while it lost money	$352,487
What you'd walk away with	$1,716,390
Building minus stocks	$25,237

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,528,933
Minus 6% selling cost	−$91,736
Minus loan still owedTenants' rent paid down all $472,425 of principal by year 30	$0
Plus rental profits, invested at 7%$446,497 of profit by year 30, before investment growth	$832,918
What you'd walk away with	$2,270,114
If you put the same money in stocks
Cash to close ($176,372) invested at 7%	$1,342,589
Monthly shortfalls ($5,566 total by yr 30) investedThe money you'd have put into the building while it lost money	$37,920
What you'd walk away with	$1,380,509
Building minus stocks	$889,605

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,528,933
Minus 6% selling cost	−$91,736
Minus loan still owedTenants' rent paid down all $472,425 of principal by year 30	$0
Plus rental profits, invested at 7%$198,878 of profit by year 30, before investment growth	$303,028
What you'd walk away with	$1,740,224
If you put the same money in stocks
Cash to close ($176,372) invested at 7%	$1,342,589
Monthly shortfalls ($54,983 total by yr 30) investedThe money you'd have put into the building while it lost money	$317,340
What you'd walk away with	$1,659,928
Building minus stocks	$80,296

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 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 4348 MINNEHAHA AVE, units=4
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 0702823420001: roof=Flat, exterior=WOOD
low$318 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 0702823420001: special assessments (current) = $318.05

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 227 days on market, 1 price cuts

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)	$10,863
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,228
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$425
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1929
Market value (2026)	$572,000
Property tax	$10,863
Special assessments	$318
Homestead	no
Last sale	2021-01-01 · $598,500

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 55, about 280 m away.

Crime in Hiawatha

368 incidents in the last 12 months (59 per 1,000 residents), −12% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-02-17Price cut at $639,900 (was $659,000) · from listing history
2026-02-17New at $639,900