516 8th Ave NE

Minneapolis, MN · St. Anthony West · Find the listing ↗

Far off

Asking price: $479,500
Monthly cash flow: −$1,135
Estimated rent: $3,300/mo
Break-even price: $266,207

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: $479,500
Monthly cash flow: −$1,135
Cash to close: $110,285
Cap rate: 3.5%
Cash-on-cash: −12.4%
DSCR: 0.56×
GRM: 12.1
Price per unit: $239,750
Price that breaks even: $266,207
Rent that breaks even: $4,774/mo
Cash flow turns positive: year 25
Year 30: property vs stocks: $1.11M vs $1.65M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$676
Insurance Estimate	−$218
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	$1,417
Mortgage (principal + interest)	−$2,552
Cash flow	−$1,135
Principal paid down (equity, not cash)	$325

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 $1.11M, stocks $1.65M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,163,872
Minus 6% selling cost	−$69,832
Minus loan still owedTenants' rent paid down all $431,550 of principal by year 30	$0
Plus rental profits, invested at 7%$821 of profit by year 30, before investment growth	$821
What you'd walk away with	$1,094,861
If you put the same money in stocks
Cash to close ($62,335) invested at 7%	$474,510
Monthly shortfalls ($293,069 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,238,357
What you'd walk away with	$1,712,867
Building minus stocks	−$618,006

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,163,872
Minus 6% selling cost	−$69,832
Minus loan still owedTenants' rent paid down all $431,550 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	$1,094,040
If you put the same money in stocks
Cash to close ($62,335) invested at 7%	$474,510
Monthly shortfalls ($451,634 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,671,800
What you'd walk away with	$2,146,310
Building minus stocks	−$1,052,270

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,139,600
Minus 6% selling cost	−$68,376
Minus loan still owedTenants' rent paid down all $422,550 of principal by year 30	$0
Plus rental profits, invested at 7%$2,223 of profit by year 30, before investment growth	$2,271
What you'd walk away with	$1,073,494
If you put the same money in stocks
Cash to close ($61,035) invested at 7%	$464,614
Monthly shortfalls ($272,645 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,170,194
What you'd walk away with	$1,634,808
Building minus stocks	−$561,314

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,139,600
Minus 6% selling cost	−$68,376
Minus loan still owedTenants' rent paid down all $422,550 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	$1,071,224
If you put the same money in stocks
Cash to close ($61,035) invested at 7%	$464,614
Monthly shortfalls ($429,808 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,602,187
What you'd walk away with	$2,066,801
Building minus stocks	−$995,577

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,163,872
Minus 6% selling cost	−$69,832
Minus loan still owedTenants' rent paid down all $383,600 of principal by year 30	$0
Plus rental profits, invested at 7%$15,434 of profit by year 30, before investment growth	$17,249
What you'd walk away with	$1,111,289
If you put the same money in stocks
Cash to close ($110,285) invested at 7%	$839,518
Monthly shortfalls ($179,891 total by yr 30) investedThe money you'd have put into the building while it lost money	$809,722
What you'd walk away with	$1,649,239
Building minus stocks	−$537,950

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,163,872
Minus 6% selling cost	−$69,832
Minus loan still owedTenants' rent paid down all $383,600 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	$1,094,040
If you put the same money in stocks
Cash to close ($110,285) invested at 7%	$839,518
Monthly shortfalls ($323,843 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,226,736
What you'd walk away with	$2,066,254
Building minus stocks	−$972,214

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,139,600
Minus 6% selling cost	−$68,376
Minus loan still owedTenants' rent paid down all $375,600 of principal by year 30	$0
Plus rental profits, invested at 7%$19,698 of profit by year 30, before investment growth	$22,467
What you'd walk away with	$1,093,691
If you put the same money in stocks
Cash to close ($107,985) invested at 7%	$822,009
Monthly shortfalls ($164,995 total by yr 30) investedThe money you'd have put into the building while it lost money	$754,608
What you'd walk away with	$1,576,617
Building minus stocks	−$482,926

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,139,600
Minus 6% selling cost	−$68,376
Minus loan still owedTenants' rent paid down all $375,600 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	$1,071,224
If you put the same money in stocks
Cash to close ($107,985) invested at 7%	$822,009
Monthly shortfalls ($304,682 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,166,405
What you'd walk away with	$1,988,414
Building minus stocks	−$917,190

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,163,872
Minus 6% selling cost	−$69,832
Minus loan still owedTenants' rent paid down all $359,625 of principal by year 30	$0
Plus rental profits, invested at 7%$29,819 of profit by year 30, before investment growth	$35,447
What you'd walk away with	$1,129,487
If you put the same money in stocks
Cash to close ($134,260) invested at 7%	$1,022,021
Monthly shortfalls ($136,854 total by yr 30) investedThe money you'd have put into the building while it lost money	$647,114
What you'd walk away with	$1,669,135
Building minus stocks	−$539,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,163,872
Minus 6% selling cost	−$69,832
Minus loan still owedTenants' rent paid down all $359,625 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	$1,094,040
If you put the same money in stocks
Cash to close ($134,260) invested at 7%	$1,022,021
Monthly shortfalls ($266,420 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,045,931
What you'd walk away with	$2,067,953
Building minus stocks	−$973,913

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,139,600
Minus 6% selling cost	−$68,376
Minus loan still owedTenants' rent paid down all $352,125 of principal by year 30	$0
Plus rental profits, invested at 7%$35,326 of profit by year 30, before investment growth	$42,836
What you'd walk away with	$1,114,059
If you put the same money in stocks
Cash to close ($131,460) invested at 7%	$1,000,707
Monthly shortfalls ($124,398 total by yr 30) investedThe money you'd have put into the building while it lost money	$597,942
What you'd walk away with	$1,598,650
Building minus stocks	−$484,591

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,139,600
Minus 6% selling cost	−$68,376
Minus loan still owedTenants' rent paid down all $352,125 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	$1,071,224
If you put the same money in stocks
Cash to close ($131,460) invested at 7%	$1,000,707
Monthly shortfalls ($248,457 total by yr 30) investedThe money you'd have put into the building while it lost money	$989,371
What you'd walk away with	$1,990,078
Building minus stocks	−$918,854

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 $213,293 above the price where cash flow breaks even ($266,207) at the default scenario. Based on: Derived: price $479,500 vs. break-even $266,207

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)	$8,114
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,615
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 1904: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1904
Market value (2026)	$427,300
Property tax	$8,114
Special assessments	none
Homestead	no
Last sale	2021-11-01 · $330,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1566 m away.

Crime in St. Anthony West

171 incidents in the last 12 months (65 per 1,000 residents), +33% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-28New at $479,500