4653 Bryant Ave N

Minneapolis, MN · Lind - Bohanon · Listing office ↗ · Find the listing ↗

Asking price: $250,000
Monthly cash flow: −$124
Estimated rent: $2,700/mo
Break-even price: $226,758

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

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: $250,000
Monthly cash flow: −$124
Cash to close: $57,500
Cap rate: 5.8%
Cash-on-cash: −2.6%
DSCR: 0.91×
GRM: 7.7
Price per unit: $125,000
Price that breaks even: $226,758
Rent that breaks even: $2,861/mo
Cash flow turns positive: year 5
Year 30: property vs stocks: $883K vs $462K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$438
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,207
Mortgage (principal + interest)	−$1,331
Cash flow	−$124
Principal paid down (equity, not cash)	$169

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 $883K, stocks $462K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$124,502 of profit by year 30, before investment growth	$201,642
What you'd walk away with	$772,048
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($23,478 total by yr 30) investedThe money you'd have put into the building while it lost money	$144,948
What you'd walk away with	$392,346
Building minus stocks	$379,702

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$37,136 of profit by year 30, before investment growth	$48,145
What you'd walk away with	$618,552
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($66,518 total by yr 30) investedThe money you'd have put into the building while it lost money	$346,759
What you'd walk away with	$594,157
Building minus stocks	$24,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$140,293 of profit by year 30, before investment growth	$236,819
What you'd walk away with	$784,410
If you put the same money in stocks
Cash to close ($31,200) invested at 7%	$237,502
Monthly shortfalls ($17,442 total by yr 30) investedThe money you'd have put into the building while it lost money	$110,513
What you'd walk away with	$348,015
Building minus stocks	$436,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$46,682 of profit by year 30, before investment growth	$63,116
What you'd walk away with	$610,706
If you put the same money in stocks
Cash to close ($31,200) invested at 7%	$237,502
Monthly shortfalls ($54,237 total by yr 30) investedThe money you'd have put into the building while it lost money	$292,116
What you'd walk away with	$529,618
Building minus stocks	$81,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$171,258 of profit by year 30, before investment growth	$312,838
What you'd walk away with	$883,245
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($3,606 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,099
What you'd walk away with	$461,803
Building minus stocks	$421,442

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$66,623 of profit by year 30, before investment growth	$97,454
What you'd walk away with	$667,861
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($29,377 total by yr 30) investedThe money you'd have put into the building while it lost money	$164,021
What you'd walk away with	$601,726
Building minus stocks	$66,135

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $192,000 of principal by year 30	$0
Plus rental profits, invested at 7%$188,194 of profit by year 30, before investment growth	$358,617
What you'd walk away with	$906,207
If you put the same money in stocks
Cash to close ($55,200) invested at 7%	$420,196
Monthly shortfalls ($1,381 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,546
What you'd walk away with	$429,742
Building minus stocks	$476,465

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $192,000 of principal by year 30	$0
Plus rental profits, invested at 7%$78,132 of profit by year 30, before investment growth	$119,240
What you'd walk away with	$666,830
If you put the same money in stocks
Cash to close ($55,200) invested at 7%	$420,196
Monthly shortfalls ($21,726 total by yr 30) investedThe money you'd have put into the building while it lost money	$125,476
What you'd walk away with	$545,672
Building minus stocks	$121,158

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$198,181 of profit by year 30, before investment growth	$387,162
What you'd walk away with	$957,569
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
Monthly shortfalls ($591 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,155
What you'd walk away with	$537,013
Building minus stocks	$420,556

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$85,071 of profit by year 30, before investment growth	$133,076
What you'd walk away with	$703,483
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
Monthly shortfalls ($17,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,376
What you'd walk away with	$638,234
Building minus stocks	$65,249

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$215,554 of profit by year 30, before investment growth	$439,568
What you'd walk away with	$987,158
If you put the same money in stocks
Cash to close ($67,200) invested at 7%	$511,544
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$511,544
Building minus stocks	$475,614

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$97,388 of profit by year 30, before investment growth	$158,945
What you'd walk away with	$706,535
If you put the same money in stocks
Cash to close ($67,200) invested at 7%	$511,544
Monthly shortfalls ($12,240 total by yr 30) investedThe money you'd have put into the building while it lost money	$74,684
What you'd walk away with	$586,228
Building minus stocks	$120,307

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

No red flags in the available data. That isn't the same as none.

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 Estimateestimate. No tax record found; 2.1% of price.	$5,250
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,455
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)	$231,900
Property tax	$3,229
Special assessments	none
Homestead	no
Last sale	2023-10-01 · $236,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 531 m away.

Crime in Lind - Bohanon

203 incidents in the last 12 months (39 per 1,000 residents), +10% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-12New at $250,000