5721 Quincy St

Mounds View, MN · View the listing ↗

Overpriced

1 photos

Photos, via Realtor.com.

Asking price: $439,900
Monthly cash flow: −$873
Estimated rent: $3,000/mo
Break-even price: $275,799

Adjust the numbers See the full breakdown

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $439,900
Cash to close: $101,177
Price per unit: $219,950
GRM: 12.2

Each month

Cash flow: −$873/mo
Cash-on-cash: −10.4%
Cap rate: 4.0%
DSCR: 0.63×

Break-even

Price that breaks even: $275,799
Rent that breaks even: $4,120/mo

Long run

Year 30: property vs stocks: $1.08M vs $1.29M
Cash flow turns positive: year 19

Monthly

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Listing	−$455
Insurance Estimate	−$187
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,468
Mortgage (principal + interest)	−$2,341
Cash flow	−$873
Principal paid down (equity, not cash)	$298

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	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%$23,782 of profit by year 30, before investment growth	$27,280
What you'd walk away with	$1,030,968
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($188,212 total by yr 30) investedThe money you'd have put into the building while it lost money	$886,526
What you'd walk away with	$1,321,848
Building minus stocks	−$290,880

	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 ($309,326 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,254,031
What you'd walk away with	$1,689,353
Building minus stocks	−$685,665

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 of principal by year 30	$0
Plus rental profits, invested at 7%$29,420 of profit by year 30, before investment growth	$34,476
What you'd walk away with	$1,015,347
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($172,025 total by yr 30) investedThe money you'd have put into the building while it lost money	$824,108
What you'd walk away with	$1,249,534
Building minus stocks	−$234,187

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 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	$980,871
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($287,501 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,184,418
What you'd walk away with	$1,609,844
Building minus stocks	−$628,973

	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%$57,446 of profit by year 30, before investment growth	$73,468
What you'd walk away with	$1,077,156
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($104,640 total by yr 30) investedThe money you'd have put into the building while it lost money	$524,406
What you'd walk away with	$1,294,591
Building minus stocks	−$217,435

	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%$5,596 of profit by year 30, before investment growth	$5,934
What you'd walk away with	$1,009,621
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($197,685 total by yr 30) investedThe money you'd have put into the building while it lost money	$851,657
What you'd walk away with	$1,621,842
Building minus stocks	−$612,221

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 of principal by year 30	$0
Plus rental profits, invested at 7%$65,284 of profit by year 30, before investment growth	$85,284
What you'd walk away with	$1,066,155
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($93,317 total by yr 30) investedThe money you'd have put into the building while it lost money	$475,890
What you'd walk away with	$1,228,567
Building minus stocks	−$162,412

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 of principal by year 30	$0
Plus rental profits, invested at 7%$8,379 of profit by year 30, before investment growth	$9,068
What you'd walk away with	$989,939
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
Monthly shortfalls ($181,307 total by yr 30) investedThe money you'd have put into the building while it lost money	$794,460
What you'd walk away with	$1,547,137
Building minus stocks	−$557,198

	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%$80,383 of profit by year 30, before investment growth	$109,171
What you'd walk away with	$1,112,858
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($74,896 total by yr 30) investedThe money you'd have put into the building while it lost money	$394,235
What you'd walk away with	$1,331,852
Building minus stocks	−$218,994

	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%$14,620 of profit by year 30, before investment growth	$16,412
What you'd walk away with	$1,020,099
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($154,029 total by yr 30) investedThe money you'd have put into the building while it lost money	$696,261
What you'd walk away with	$1,633,878
Building minus stocks	−$613,779

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 of principal by year 30	$0
Plus rental profits, invested at 7%$89,240 of profit by year 30, before investment growth	$123,896
What you'd walk away with	$1,104,767
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($65,790 total by yr 30) investedThe money you'd have put into the building while it lost money	$352,399
What you'd walk away with	$1,268,702
Building minus stocks	−$163,935

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 of principal by year 30	$0
Plus rental profits, invested at 7%$18,792 of profit by year 30, before investment growth	$21,564
What you'd walk away with	$1,002,436
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
Monthly shortfalls ($140,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$644,854
What you'd walk away with	$1,561,156
Building minus stocks	−$558,720

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.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.08M, stocks $1.29M. Stocks win.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,500/mo · range $1,375–$1,900 · 13 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5891 Rice Creek Pkwy, Shoreview	$2,220	2 / 2	1,100	0.4 mi	2025-02-27	Apartment
2657 Mounds View Blvd, Mounds View	$1,350	2 / 1	861	1.1 mi	2026-08-06	Apartment
2901 Mounds View Blvd, Mounds View	$1,653	2 / 2	982	1.4 mi	2025-04-08	Apartment
4889 Old Highway 8, Mounds View	$1,430	2 / 1	919	1.8 mi	2025-04-09	Apartment
8820-8822 Griggs Ave, Circle Pines	$1,795	2 / 1.5	1,232	1.8 mi	2026-09-07	Apartment
9001 Griggs Ave, Circle Pines	$2,180	2 / 2	1,063	1.9 mi	2025-01-04	Apartment
1619 73rd Ave NE Apt 206, Fridley	$1,295	2 / 1	1,030	2.0 mi	—	Apartment
1619 73rd Ave NE, Fridley	$1,395	2 / 1	2,100	2.0 mi	—	Apartment
1461 73rd Ave NE, Fridley	$1,500	2 / 2	1,250	2.2 mi	2025-06-12	Apartment
2311 26th Ave NW, New Brighton	$1,450	2 / 1	757	2.3 mi	2024-04-15	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 5721 QUINCY ST
mediumAsking is $164,101 above the price where cash flow breaks even ($275,799) at the default scenario. Based on: Derived: price $439,900 vs. break-even $275,799

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 98 days on market

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 Listinglisting, tax year 2025. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$5,456
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,249
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%

Status history

2026-06-29New at $439,900

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$5,456
County	Ramsey
Parcel number	053023410015

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Mounds View on rental licensing before you buy.