Minneapolis › Armatage

5936 Washburn Ave S

Minneapolis, MN · Armatage · Find the listing ↗

Far off

Asking price: $510,000
Monthly cash flow: −$1,265
Estimated rent: $3,300/mo
Break-even price: $272,354

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 bath (est.)$1,650 $1,400–$1,900
3 bed / 1 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: $510,000
Monthly cash flow: −$1,265
Cash to close: $117,300
Cap rate: 3.4%
Cash-on-cash: −12.9%
DSCR: 0.53×
GRM: 12.9
Price per unit: $255,000
Price that breaks even: $272,354
Rent that breaks even: $4,922/mo
Cash flow turns positive: year 26
Year 30: property vs stocks: $1.17M vs $1.83M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$698
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (8% of rent)	−$264
Net operating income	$1,450
Mortgage (principal + interest)	−$2,714
Cash flow	−$1,265
Principal paid down (equity, not cash)	$345

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 $1.17M, stocks $1.83M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $459,000 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	$1,163,630
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,693
Monthly shortfalls ($340,150 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,398,985
What you'd walk away with	$1,903,677
Building minus stocks	−$740,047

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $459,000 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	$1,163,630
If you put the same money in stocks
Cash to close ($66,300) invested at 7%	$504,693
Monthly shortfalls ($499,535 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,833,249
What you'd walk away with	$2,337,941
Building minus stocks	−$1,174,311

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$272 of profit by year 30, before investment growth	$272
What you'd walk away with	$1,141,085
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($318,596 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,329,644
What you'd walk away with	$1,824,440
Building minus stocks	−$683,355

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 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	$1,140,813
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($477,710 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,763,636
What you'd walk away with	$2,258,432
Building minus stocks	−$1,117,619

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $408,000 of principal by year 30	$0
Plus rental profits, invested at 7%$9,496 of profit by year 30, before investment growth	$10,259
What you'd walk away with	$1,173,889
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,918
Monthly shortfalls ($213,726 total by yr 30) investedThe money you'd have put into the building while it lost money	$935,870
What you'd walk away with	$1,828,788
Building minus stocks	−$654,899

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $408,000 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	$1,163,630
If you put the same money in stocks
Cash to close ($117,300) invested at 7%	$892,918
Monthly shortfalls ($363,616 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,359,875
What you'd walk away with	$2,252,792
Building minus stocks	−$1,089,162

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$12,734 of profit by year 30, before investment growth	$13,996
What you'd walk away with	$1,154,809
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($197,804 total by yr 30) investedThe money you'd have put into the building while it lost money	$879,276
What you'd walk away with	$1,754,685
Building minus stocks	−$599,876

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 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	$1,140,813
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($344,455 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,299,544
What you'd walk away with	$2,174,953
Building minus stocks	−$1,034,140

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$21,773 of profit by year 30, before investment growth	$24,974
What you'd walk away with	$1,188,604
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,030
Monthly shortfalls ($164,929 total by yr 30) investedThe money you'd have put into the building while it lost money	$758,279
What you'd walk away with	$1,845,309
Building minus stocks	−$656,705

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,237,904
Minus 6% selling cost	−$74,274
Minus loan still owedTenants' rent paid down all $382,500 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	$1,163,630
If you put the same money in stocks
Cash to close ($142,800) invested at 7%	$1,087,030
Monthly shortfalls ($302,541 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,167,569
What you'd walk away with	$2,254,599
Building minus stocks	−$1,090,969

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$26,450 of profit by year 30, before investment growth	$30,935
What you'd walk away with	$1,171,749
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($151,643 total by yr 30) investedThe money you'd have put into the building while it lost money	$707,680
What you'd walk away with	$1,773,396
Building minus stocks	−$601,647

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 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	$1,140,813
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($284,578 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,111,009
What you'd walk away with	$2,176,724
Building minus stocks	−$1,035,911

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 $237,646 above the price where cash flow breaks even ($272,354) at the default scenario. Based on: Derived: price $510,000 vs. break-even $272,354

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)	$8,378
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,355
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%

County record Public record

Recorded as	duplex
Living units	2
Year built	1961
Market value (2026)	$442,900
Property tax	$8,378
Special assessments	none
Homestead	no
Last sale	2020-01-01 · $387,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 62, about 468 m away.

Crime in Armatage

45 incidents in the last 12 months (8 per 1,000 residents), −40% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-21New at $510,000