808 9th Ave SE

Minneapolis, MN · Marcy Holmes · Find the listing ↗

Overpriced

Asking price: $397,500
Monthly cash flow: −$431
Estimated rent: $3,300/mo
Break-even price: $316,520

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: $397,500
Monthly cash flow: −$431
Cash to close: $91,425
Cap rate: 5.1%
Cash-on-cash: −5.7%
DSCR: 0.80×
GRM: 10.0
Price per unit: $198,750
Price that breaks even: $316,520
Rent that breaks even: $3,853/mo
Cash flow turns positive: year 10
Year 30: property vs stocks: $1.20M vs $849K

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$466
Insurance Estimate	−$193
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	$1,685
Mortgage (principal + interest)	−$2,116
Cash flow	−$431
Principal paid down (equity, not cash)	$269

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 $1.20M, stocks $849K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$964,837
Minus 6% selling cost	−$57,890
Minus loan still owedTenants' rent paid down all $357,750 of principal by year 30	$0
Plus rental profits, invested at 7%$122,598 of profit by year 30, before investment growth	$176,398
What you'd walk away with	$1,083,344
If you put the same money in stocks
Cash to close ($51,675) invested at 7%	$393,363
Monthly shortfalls ($71,590 total by yr 30) investedThe money you'd have put into the building while it lost money	$404,942
What you'd walk away with	$798,305
Building minus stocks	$285,039

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$964,837
Minus 6% selling cost	−$57,890
Minus loan still owedTenants' rent paid down all $357,750 of principal by year 30	$0
Plus rental profits, invested at 7%$35,498 of profit by year 30, before investment growth	$42,756
What you'd walk away with	$949,702
If you put the same money in stocks
Cash to close ($51,675) invested at 7%	$393,363
Monthly shortfalls ($143,875 total by yr 30) investedThe money you'd have put into the building while it lost money	$705,564
What you'd walk away with	$1,098,927
Building minus stocks	−$149,225

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$940,564
Minus 6% selling cost	−$56,434
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$134,882 of profit by year 30, before investment growth	$198,777
What you'd walk away with	$1,082,908
If you put the same money in stocks
Cash to close ($50,375) invested at 7%	$383,467
Monthly shortfalls ($62,049 total by yr 30) investedThe money you'd have put into the building while it lost money	$357,708
What you'd walk away with	$741,176
Building minus stocks	$341,732

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$940,564
Minus 6% selling cost	−$56,434
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$42,623 of profit by year 30, before investment growth	$52,572
What you'd walk away with	$936,703
If you put the same money in stocks
Cash to close ($50,375) invested at 7%	$383,467
Monthly shortfalls ($129,174 total by yr 30) investedThe money you'd have put into the building while it lost money	$645,767
What you'd walk away with	$1,029,235
Building minus stocks	−$92,532

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$964,837
Minus 6% selling cost	−$57,890
Minus loan still owedTenants' rent paid down all $318,000 of principal by year 30	$0
Plus rental profits, invested at 7%$182,297 of profit by year 30, before investment growth	$293,577
What you'd walk away with	$1,200,524
If you put the same money in stocks
Cash to close ($91,425) invested at 7%	$695,950
Monthly shortfalls ($25,351 total by yr 30) investedThe money you'd have put into the building while it lost money	$153,168
What you'd walk away with	$849,118
Building minus stocks	$351,406

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$964,837
Minus 6% selling cost	−$57,890
Minus loan still owedTenants' rent paid down all $318,000 of principal by year 30	$0
Plus rental profits, invested at 7%$72,496 of profit by year 30, before investment growth	$97,604
What you'd walk away with	$1,004,550
If you put the same money in stocks
Cash to close ($91,425) invested at 7%	$695,950
Monthly shortfalls ($74,937 total by yr 30) investedThe money you'd have put into the building while it lost money	$391,459
What you'd walk away with	$1,087,409
Building minus stocks	−$82,859

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$940,564
Minus 6% selling cost	−$56,434
Minus loan still owedTenants' rent paid down all $310,000 of principal by year 30	$0
Plus rental profits, invested at 7%$196,035 of profit by year 30, before investment growth	$323,580
What you'd walk away with	$1,207,710
If you put the same money in stocks
Cash to close ($89,125) invested at 7%	$678,442
Monthly shortfalls ($19,929 total by yr 30) investedThe money you'd have put into the building while it lost money	$122,840
What you'd walk away with	$801,282
Building minus stocks	$406,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$940,564
Minus 6% selling cost	−$56,434
Minus loan still owedTenants' rent paid down all $310,000 of principal by year 30	$0
Plus rental profits, invested at 7%$81,712 of profit by year 30, before investment growth	$112,714
What you'd walk away with	$996,844
If you put the same money in stocks
Cash to close ($89,125) invested at 7%	$678,442
Monthly shortfalls ($64,992 total by yr 30) investedThe money you'd have put into the building while it lost money	$346,237
What you'd walk away with	$1,024,680
Building minus stocks	−$27,836

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$964,837
Minus 6% selling cost	−$57,890
Minus loan still owedTenants' rent paid down all $298,125 of principal by year 30	$0
Plus rental profits, invested at 7%$217,501 of profit by year 30, before investment growth	$372,739
What you'd walk away with	$1,279,685
If you put the same money in stocks
Cash to close ($111,300) invested at 7%	$847,244
Monthly shortfalls ($12,953 total by yr 30) investedThe money you'd have put into the building while it lost money	$82,445
What you'd walk away with	$929,688
Building minus stocks	$349,997

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$964,837
Minus 6% selling cost	−$57,890
Minus loan still owedTenants' rent paid down all $298,125 of principal by year 30	$0
Plus rental profits, invested at 7%$96,510 of profit by year 30, before investment growth	$138,130
What you'd walk away with	$1,045,077
If you put the same money in stocks
Cash to close ($111,300) invested at 7%	$847,244
Monthly shortfalls ($51,348 total by yr 30) investedThe money you'd have put into the building while it lost money	$282,100
What you'd walk away with	$1,129,344
Building minus stocks	−$84,267

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$940,564
Minus 6% selling cost	−$56,434
Minus loan still owedTenants' rent paid down all $290,625 of principal by year 30	$0
Plus rental profits, invested at 7%$231,833 of profit by year 30, before investment growth	$407,393
What you'd walk away with	$1,291,523
If you put the same money in stocks
Cash to close ($108,500) invested at 7%	$825,930
Monthly shortfalls ($9,323 total by yr 30) investedThe money you'd have put into the building while it lost money	$60,538
What you'd walk away with	$886,467
Building minus stocks	$405,056

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$940,564
Minus 6% selling cost	−$56,434
Minus loan still owedTenants' rent paid down all $290,625 of principal by year 30	$0
Plus rental profits, invested at 7%$106,638 of profit by year 30, before investment growth	$156,444
What you'd walk away with	$1,040,574
If you put the same money in stocks
Cash to close ($108,500) invested at 7%	$825,930
Monthly shortfalls ($43,512 total by yr 30) investedThe money you'd have put into the building while it lost money	$243,853
What you'd walk away with	$1,069,782
Building minus stocks	−$29,208

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 66 m from I 35W: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 35W) at 66 m

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)	$5,592
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,320
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	1989
Market value (2026)	$294,500
Property tax	$5,592
Special assessments	none
Homestead	no
Last sale	2022-03-01 · $395,000

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 66 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

2026-09-21Price cut at $397,500 (was $409,900) · from listing history
2026-09-21New at $397,500