606 20th Ave S

Minneapolis, MN · Cedar Riverside · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $368,000
Monthly cash flow: −$735
Estimated rent: $3,000/mo
Break-even price: $229,966

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
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: $368,000
Monthly cash flow: −$735
Cash to close: $84,640
Cap rate: 4.0%
Cash-on-cash: −10.4%
DSCR: 0.62×
GRM: 10.2
Price per unit: $184,000
Price that breaks even: $229,966
Rent that breaks even: $3,954/mo
Cash flow turns positive: year 20
Year 30: property vs stocks: $883K vs $1.10M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Estimate	−$644
Insurance Estimate	−$212
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,224
Mortgage (principal + interest)	−$1,959
Cash flow	−$735
Principal paid down (equity, not cash)	$249

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 $1.10M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$893,233
Minus 6% selling cost	−$53,594
Minus loan still owedTenants' rent paid down all $331,200 of principal by year 30	$0
Plus rental profits, invested at 7%$10,925 of profit by year 30, before investment growth	$12,071
What you'd walk away with	$851,710
If you put the same money in stocks
Cash to close ($47,840) invested at 7%	$364,170
Monthly shortfalls ($168,086 total by yr 30) investedThe money you'd have put into the building while it lost money	$769,952
What you'd walk away with	$1,134,122
Building minus stocks	−$282,412

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$893,233
Minus 6% selling cost	−$53,594
Minus loan still owedTenants' rent paid down all $331,200 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	$839,639
If you put the same money in stocks
Cash to close ($47,840) invested at 7%	$364,170
Monthly shortfalls ($302,057 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,152,666
What you'd walk away with	$1,516,836
Building minus stocks	−$677,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$868,960
Minus 6% selling cost	−$52,138
Minus loan still owedTenants' rent paid down all $322,200 of principal by year 30	$0
Plus rental profits, invested at 7%$15,470 of profit by year 30, before investment growth	$17,562
What you'd walk away with	$834,385
If you put the same money in stocks
Cash to close ($46,540) invested at 7%	$354,274
Monthly shortfalls ($150,805 total by yr 30) investedThe money you'd have put into the building while it lost money	$705,829
What you'd walk away with	$1,060,104
Building minus stocks	−$225,719

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$868,960
Minus 6% selling cost	−$52,138
Minus loan still owedTenants' rent paid down all $322,200 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	$816,822
If you put the same money in stocks
Cash to close ($46,540) invested at 7%	$354,274
Monthly shortfalls ($280,231 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,083,053
What you'd walk away with	$1,437,327
Building minus stocks	−$620,505

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$893,233
Minus 6% selling cost	−$53,594
Minus loan still owedTenants' rent paid down all $294,400 of principal by year 30	$0
Plus rental profits, invested at 7%$34,742 of profit by year 30, before investment growth	$43,069
What you'd walk away with	$882,708
If you put the same money in stocks
Cash to close ($84,640) invested at 7%	$644,301
Monthly shortfalls ($93,827 total by yr 30) investedThe money you'd have put into the building while it lost money	$459,378
What you'd walk away with	$1,103,679
Building minus stocks	−$220,971

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$893,233
Minus 6% selling cost	−$53,594
Minus loan still owedTenants' rent paid down all $294,400 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	$839,639
If you put the same money in stocks
Cash to close ($84,640) invested at 7%	$644,301
Monthly shortfalls ($203,982 total by yr 30) investedThe money you'd have put into the building while it lost money	$811,094
What you'd walk away with	$1,455,395
Building minus stocks	−$615,756

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$868,960
Minus 6% selling cost	−$52,138
Minus loan still owedTenants' rent paid down all $286,400 of principal by year 30	$0
Plus rental profits, invested at 7%$41,886 of profit by year 30, before investment growth	$53,401
What you'd walk away with	$870,223
If you put the same money in stocks
Cash to close ($82,340) invested at 7%	$626,793
Monthly shortfalls ($81,811 total by yr 30) investedThe money you'd have put into the building while it lost money	$409,378
What you'd walk away with	$1,036,171
Building minus stocks	−$165,948

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$868,960
Minus 6% selling cost	−$52,138
Minus loan still owedTenants' rent paid down all $286,400 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	$816,822
If you put the same money in stocks
Cash to close ($82,340) invested at 7%	$626,793
Monthly shortfalls ($184,821 total by yr 30) investedThe money you'd have put into the building while it lost money	$750,763
What you'd walk away with	$1,377,556
Building minus stocks	−$560,734

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$893,233
Minus 6% selling cost	−$53,594
Minus loan still owedTenants' rent paid down all $276,000 of principal by year 30	$0
Plus rental profits, invested at 7%$52,243 of profit by year 30, before investment growth	$69,139
What you'd walk away with	$908,778
If you put the same money in stocks
Cash to close ($103,040) invested at 7%	$784,367
Monthly shortfalls ($67,259 total by yr 30) investedThe money you'd have put into the building while it lost money	$346,686
What you'd walk away with	$1,131,053
Building minus stocks	−$222,275

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$893,233
Minus 6% selling cost	−$53,594
Minus loan still owedTenants' rent paid down all $276,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,042 of profit by year 30, before investment growth	$1,061
What you'd walk away with	$840,699
If you put the same money in stocks
Cash to close ($103,040) invested at 7%	$784,367
Monthly shortfalls ($160,954 total by yr 30) investedThe money you'd have put into the building while it lost money	$673,393
What you'd walk away with	$1,457,760
Building minus stocks	−$617,061

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$868,960
Minus 6% selling cost	−$52,138
Minus loan still owedTenants' rent paid down all $268,500 of principal by year 30	$0
Plus rental profits, invested at 7%$60,476 of profit by year 30, before investment growth	$82,280
What you'd walk away with	$899,102
If you put the same money in stocks
Cash to close ($100,240) invested at 7%	$763,052
Monthly shortfalls ($57,529 total by yr 30) investedThe money you'd have put into the building while it lost money	$303,266
What you'd walk away with	$1,066,319
Building minus stocks	−$167,217

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$868,960
Minus 6% selling cost	−$52,138
Minus loan still owedTenants' rent paid down all $268,500 of principal by year 30	$0
Plus rental profits, invested at 7%$2,620 of profit by year 30, before investment growth	$2,736
What you'd walk away with	$819,558
If you put the same money in stocks
Cash to close ($100,240) invested at 7%	$763,052
Monthly shortfalls ($144,569 total by yr 30) investedThe money you'd have put into the building while it lost money	$618,508
What you'd walk away with	$1,381,560
Building minus stocks	−$562,002

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 $138,034 above the price where cash flow breaks even ($229,966) at the default scenario. Based on: Derived: price $368,000 vs. break-even $229,966

Opportunities

The seller bought for $175,591 in Feb 2003, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 2502924320512: last sale 2003-02-01, $175,591

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.	$7,728
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,544
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)	$259,200
Property tax	$3,687
Special assessments	none
Homestead	no
Last sale	2003-02-01 · $175,591

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 254 m away.

Crime in Cedar Riverside

379 incidents in the last 12 months (42 per 1,000 residents), +7% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-03Price cut at $368,000 (was $375,000) · from listing history
2026-09-03New at $368,000