Minneapolis › Regina

4405 4th Ave S

Minneapolis, MN · Regina · Find the listing ↗

Far off

Asking price: $449,900
Monthly cash flow: −$1,090
Estimated rent: $3,300/mo
Break-even price: $245,130

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 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: $449,900
Monthly cash flow: −$1,090
Cash to close: $103,477
Cap rate: 3.5%
Cash-on-cash: −12.6%
DSCR: 0.54×
GRM: 11.4
Price per unit: $224,950
Price that breaks even: $245,130
Rent that breaks even: $4,715/mo
Cash flow turns positive: year 26
Year 30: property vs stocks: $1.03M vs $1.59M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Estimate	−$787
Insurance Estimate	−$219
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	$1,305
Mortgage (principal + interest)	−$2,395
Cash flow	−$1,090
Principal paid down (equity, not cash)	$305

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 $1.03M, stocks $1.59M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($297,137 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,216,310
What you'd walk away with	$1,661,528
Building minus stocks	−$635,024

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($456,522 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,650,574
What you'd walk away with	$2,095,792
Building minus stocks	−$1,069,288

	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%$16 of profit by year 30, before investment growth	$16
What you'd walk away with	$1,003,703
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($275,327 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,146,712
What you'd walk away with	$1,582,034
Building minus stocks	−$578,331

	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 ($434,696 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,580,961
What you'd walk away with	$2,016,283
Building minus stocks	−$1,012,595

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 of principal by year 30	$0
Plus rental profits, invested at 7%$7,269 of profit by year 30, before investment growth	$7,809
What you'd walk away with	$1,034,313
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($184,503 total by yr 30) investedThe money you'd have put into the building while it lost money	$806,529
What you'd walk away with	$1,594,222
Building minus stocks	−$559,909

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 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	$1,026,504
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($336,620 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,232,984
What you'd walk away with	$2,020,677
Building minus stocks	−$994,173

	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%$10,475 of profit by year 30, before investment growth	$11,500
What you'd walk away with	$1,015,188
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($168,549 total by yr 30) investedThe money you'd have put into the building while it lost money	$749,889
What you'd walk away with	$1,520,074
Building minus stocks	−$504,886

	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 ($317,459 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,172,652
What you'd walk away with	$1,942,837
Building minus stocks	−$939,149

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$17,929 of profit by year 30, before investment growth	$20,544
What you'd walk away with	$1,047,048
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($141,286 total by yr 30) investedThe money you'd have put into the building while it lost money	$649,620
What you'd walk away with	$1,608,551
Building minus stocks	−$561,503

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 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	$1,026,504
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($282,742 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,063,340
What you'd walk away with	$2,022,271
Building minus stocks	−$995,767

	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%$22,584 of profit by year 30, before investment growth	$26,470
What you'd walk away with	$1,030,157
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($127,977 total by yr 30) investedThe money you'd have put into the building while it lost money	$598,985
What you'd walk away with	$1,536,602
Building minus stocks	−$506,445

	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 ($264,779 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,006,779
What you'd walk away with	$1,944,396
Building minus stocks	−$940,708

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 4405 4TH AVE S
mediumBought for $175,000 in Oct 2025; asking is 157% more 12 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 1002824440055: last sale 2025-10-01, $175,000
mediumAsking is $204,770 above the price where cash flow breaks even ($245,130) at the default scenario. Based on: Derived: price $449,900 vs. break-even $245,130

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 6 days on market, 2 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 Estimateestimate. No tax record found; 2.1% of price.	$9,448
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,628
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)	$336,300
Property tax	$4,958
Special assessments	none
Homestead	no
Last sale	2025-10-01 · $175,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 371 m away.

Crime in Regina

74 incidents in the last 12 months (31 per 1,000 residents), −6% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-24Price cut at $449,900 (was $464,900) · from listing history
2026-08-06Price cut at $464,900 (was $509,900) · from listing history
2026-06-10Price increase at $509,900 (was $274,900) · from listing history
2026-01-09Price increase at $274,900 (was $247,400) · from listing history
2026-09-24New at $449,900