806 6th St SE

Minneapolis, MN · Marcy Holmes · Listing office ↗ · Find the listing ↗

Far off

Asking price: $599,900
Monthly cash flow: −$1,637
Estimated rent: $3,900/mo
Break-even price: $292,287

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

4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250
4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250

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: $599,900
Monthly cash flow: −$1,637
Cash to close: $137,977
Cap rate: 3.1%
Cash-on-cash: −14.2%
DSCR: 0.49×
GRM: 12.8
Price per unit: $299,950
Price that breaks even: $292,287
Rent that breaks even: $6,054/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.37M vs $2.38M

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Public record	−$937
Insurance Estimate	−$241
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$351
Capital reserve (9% of rent)	−$351
Net operating income	$1,556
Mortgage (principal + interest)	−$3,193
Cash flow	−$1,637
Principal paid down (equity, not cash)	$406

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 $1.37M, stocks $2.38M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $539,910 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	$1,368,748
If you put the same money in stocks
Cash to close ($77,987) invested at 7%	$593,657
Monthly shortfalls ($489,587 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,885,931
What you'd walk away with	$2,479,588
Building minus stocks	−$1,110,840

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $539,910 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	$1,368,748
If you put the same money in stocks
Cash to close ($77,987) invested at 7%	$593,657
Monthly shortfalls ($677,951 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,399,152
What you'd walk away with	$2,992,809
Building minus stocks	−$1,624,061

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $530,910 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	$1,345,932
If you put the same money in stocks
Cash to close ($76,687) invested at 7%	$583,761
Monthly shortfalls ($467,761 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,816,318
What you'd walk away with	$2,400,079
Building minus stocks	−$1,054,147

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $530,910 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	$1,345,932
If you put the same money in stocks
Cash to close ($76,687) invested at 7%	$583,761
Monthly shortfalls ($656,125 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,329,539
What you'd walk away with	$2,913,300
Building minus stocks	−$1,567,368

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $479,920 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	$1,368,748
If you put the same money in stocks
Cash to close ($137,977) invested at 7%	$1,050,316
Monthly shortfalls ($329,708 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,329,113
What you'd walk away with	$2,379,430
Building minus stocks	−$1,010,682

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $479,920 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	$1,368,748
If you put the same money in stocks
Cash to close ($137,977) invested at 7%	$1,050,316
Monthly shortfalls ($518,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,842,334
What you'd walk away with	$2,892,651
Building minus stocks	−$1,523,903

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $471,920 of principal by year 30	$0
Plus rental profits, invested at 7%$311 of profit by year 30, before investment growth	$311
What you'd walk away with	$1,346,243
If you put the same money in stocks
Cash to close ($135,677) invested at 7%	$1,032,808
Monthly shortfalls ($310,859 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,269,094
What you'd walk away with	$2,301,902
Building minus stocks	−$955,659

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $471,920 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	$1,345,932
If you put the same money in stocks
Cash to close ($135,677) invested at 7%	$1,032,808
Monthly shortfalls ($498,912 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,782,003
What you'd walk away with	$2,814,811
Building minus stocks	−$1,468,879

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $449,925 of principal by year 30	$0
Plus rental profits, invested at 7%$3,547 of profit by year 30, before investment growth	$3,673
What you'd walk away with	$1,372,421
If you put the same money in stocks
Cash to close ($167,972) invested at 7%	$1,278,646
Monthly shortfalls ($261,414 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,106,582
What you'd walk away with	$2,385,228
Building minus stocks	−$1,012,807

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $449,925 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	$1,368,748
If you put the same money in stocks
Cash to close ($167,972) invested at 7%	$1,278,646
Monthly shortfalls ($446,232 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,616,130
What you'd walk away with	$2,894,776
Building minus stocks	−$1,526,028

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $442,425 of principal by year 30	$0
Plus rental profits, invested at 7%$5,390 of profit by year 30, before investment growth	$5,656
What you'd walk away with	$1,351,588
If you put the same money in stocks
Cash to close ($165,172) invested at 7%	$1,257,331
Monthly shortfalls ($245,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,052,005
What you'd walk away with	$2,309,336
Building minus stocks	−$957,748

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $442,425 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	$1,345,932
If you put the same money in stocks
Cash to close ($165,172) invested at 7%	$1,257,331
Monthly shortfalls ($428,268 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,559,570
What you'd walk away with	$2,816,901
Building minus stocks	−$1,470,969

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

mediumAbout 77 m from I 35W: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 35W) at 77 m
mediumAsking is $307,613 above the price where cash flow breaks even ($292,287) at the default scenario. Based on: Derived: price $599,900 vs. break-even $292,287

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 144 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 Public recordHennepin County record, current payable year (non-homestead)	$11,243
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,897
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 1902: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1902
Market value (2026)	$592,000
Property tax	$11,243
Special assessments	none
Homestead	no
Last sale	2021-08-01 · $580,000

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 77 m away.

Crime in Marcy Holmes

873 incidents in the last 12 months (58 per 1,000 residents), +36% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-11New at $599,900