616 Monroe St NE

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

Far off

Asking price: $385,000
Monthly cash flow: −$857
Estimated rent: $3,000/mo
Break-even price: $223,950

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
2 bed / 1.5 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: $385,000
Monthly cash flow: −$857
Cash to close: $88,550
Cap rate: 3.7%
Cash-on-cash: −11.6%
DSCR: 0.58×
GRM: 10.7
Price per unit: $192,500
Price that breaks even: $223,950
Rent that breaks even: $4,113/mo
Cash flow turns positive: year 24
Year 30: property vs stocks: $898K vs $1.26M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Estimate	−$674
Insurance Estimate	−$214
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	$1,192
Mortgage (principal + interest)	−$2,049
Cash flow	−$857
Principal paid down (equity, not cash)	$261

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 $898K, stocks $1.26M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $346,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,881 of profit by year 30, before investment growth	$1,924
What you'd walk away with	$880,350
If you put the same money in stocks
Cash to close ($50,050) invested at 7%	$380,993
Monthly shortfalls ($215,981 total by yr 30) investedThe money you'd have put into the building while it lost money	$930,900
What you'd walk away with	$1,311,893
Building minus stocks	−$431,543

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $346,500 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	$878,426
If you put the same money in stocks
Cash to close ($50,050) invested at 7%	$380,993
Monthly shortfalls ($358,995 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,323,762
What you'd walk away with	$1,704,755
Building minus stocks	−$826,329

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $337,500 of principal by year 30	$0
Plus rental profits, invested at 7%$4,003 of profit by year 30, before investment growth	$4,196
What you'd walk away with	$859,806
If you put the same money in stocks
Cash to close ($48,750) invested at 7%	$371,097
Monthly shortfalls ($196,276 total by yr 30) investedThe money you'd have put into the building while it lost money	$863,559
What you'd walk away with	$1,234,656
Building minus stocks	−$374,850

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $337,500 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	$855,610
If you put the same money in stocks
Cash to close ($48,750) invested at 7%	$371,097
Monthly shortfalls ($337,170 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,254,148
What you'd walk away with	$1,625,246
Building minus stocks	−$769,636

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $308,000 of principal by year 30	$0
Plus rental profits, invested at 7%$16,812 of profit by year 30, before investment growth	$19,296
What you'd walk away with	$897,722
If you put the same money in stocks
Cash to close ($88,550) invested at 7%	$674,065
Monthly shortfalls ($128,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$590,921
What you'd walk away with	$1,264,987
Building minus stocks	−$367,265

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $308,000 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	$878,426
If you put the same money in stocks
Cash to close ($88,550) invested at 7%	$674,065
Monthly shortfalls ($256,390 total by yr 30) investedThe money you'd have put into the building while it lost money	$966,411
What you'd walk away with	$1,640,476
Building minus stocks	−$762,050

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$21,848 of profit by year 30, before investment growth	$25,732
What you'd walk away with	$881,342
If you put the same money in stocks
Cash to close ($86,250) invested at 7%	$656,557
Monthly shortfalls ($114,182 total by yr 30) investedThe money you'd have put into the building while it lost money	$537,026
What you'd walk away with	$1,193,583
Building minus stocks	−$312,241

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $300,000 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	$855,610
If you put the same money in stocks
Cash to close ($86,250) invested at 7%	$656,557
Monthly shortfalls ($237,229 total by yr 30) investedThe money you'd have put into the building while it lost money	$906,079
What you'd walk away with	$1,562,636
Building minus stocks	−$707,026

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $288,750 of principal by year 30	$0
Plus rental profits, invested at 7%$30,235 of profit by year 30, before investment growth	$37,049
What you'd walk away with	$915,475
If you put the same money in stocks
Cash to close ($107,800) invested at 7%	$820,601
Monthly shortfalls ($95,623 total by yr 30) investedThe money you'd have put into the building while it lost money	$463,502
What you'd walk away with	$1,284,103
Building minus stocks	−$368,628

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $288,750 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	$878,426
If you put the same money in stocks
Cash to close ($107,800) invested at 7%	$820,601
Monthly shortfalls ($210,284 total by yr 30) investedThe money you'd have put into the building while it lost money	$821,239
What you'd walk away with	$1,641,840
Building minus stocks	−$763,414

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $281,250 of principal by year 30	$0
Plus rental profits, invested at 7%$36,582 of profit by year 30, before investment growth	$46,030
What you'd walk away with	$901,640
If you put the same money in stocks
Cash to close ($105,000) invested at 7%	$799,287
Monthly shortfalls ($84,007 total by yr 30) investedThe money you'd have put into the building while it lost money	$415,922
What you'd walk away with	$1,215,209
Building minus stocks	−$313,569

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $281,250 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	$855,610
If you put the same money in stocks
Cash to close ($105,000) invested at 7%	$799,287
Monthly shortfalls ($192,321 total by yr 30) investedThe money you'd have put into the building while it lost money	$764,678
What you'd walk away with	$1,563,965
Building minus stocks	−$708,355

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 616 MONROE ST N E
mediumAsking is $161,050 above the price where cash flow breaks even ($223,950) at the default scenario. Based on: Derived: price $385,000 vs. break-even $223,950

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 276 days on market, 1 price cuts

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.	$8,085
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,572
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)	$367,400
Property tax	$5,498
Special assessments	none
Homestead	no
Last sale	2024-12-01 · $385,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1105 m away.

Crime in St. Anthony East

102 incidents in the last 12 months (47 per 1,000 residents), +27% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2025-12-30Price cut at $385,000 (was $389,900) · from listing history
2025-12-30New at $385,000