810 30th Ave N

Minneapolis, MN · Hawthorne · Listing office ↗ · Find the listing ↗

Cash flows

Asking price: $175,000
Monthly cash flow: $686
Estimated rent: $3,100/mo
Break-even price: $303,866

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

2 bed / 1 bath (est.)$1,675 $1,475–$1,900
1 bed / 1 bath (est.)$1,425 $1,250–$1,600

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium.

Rent rules: No rent cap.

Price: $175,000
Monthly cash flow: $686
Cash to close: $40,250
Cap rate: 11.1%
Cash-on-cash: 20.4%
DSCR: 1.74×
GRM: 4.7
Price per unit: $87,500
Price that breaks even: $303,866
Rent that breaks even: $2,209/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.79M vs $306K

Monthly breakdown

Rent	$3,100
Vacancy (6%)	−$186
Collected	$2,914
Property tax Public record	−$315
Insurance Estimate	−$225
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$248
Capital reserve (9% of rent)	−$279
Net operating income	$1,617
Mortgage (principal + interest)	−$931
Cash flow	$686
Principal paid down (equity, not cash)	$119

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 $1.79M, stocks $306K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $157,500 of principal by year 30	$0
Plus rental profits, invested at 7%$503,991 of profit by year 30, before investment growth	$1,226,597
What you'd walk away with	$1,625,882
If you put the same money in stocks
Cash to close ($22,750) invested at 7%	$173,179
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$173,179
Building minus stocks	$1,452,703

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $157,500 of principal by year 30	$0
Plus rental profits, invested at 7%$354,265 of profit by year 30, before investment growth	$818,653
What you'd walk away with	$1,217,937
If you put the same money in stocks
Cash to close ($22,750) invested at 7%	$173,179
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$173,179
Building minus stocks	$1,044,758

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $148,500 of principal by year 30	$0
Plus rental profits, invested at 7%$525,817 of profit by year 30, before investment growth	$1,296,211
What you'd walk away with	$1,672,679
If you put the same money in stocks
Cash to close ($21,450) invested at 7%	$163,283
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$163,283
Building minus stocks	$1,509,396

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $148,500 of principal by year 30	$0
Plus rental profits, invested at 7%$376,091 of profit by year 30, before investment growth	$888,266
What you'd walk away with	$1,264,734
If you put the same money in stocks
Cash to close ($21,450) invested at 7%	$163,283
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$163,283
Building minus stocks	$1,101,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $140,000 of principal by year 30	$0
Plus rental profits, invested at 7%$550,630 of profit by year 30, before investment growth	$1,389,030
What you'd walk away with	$1,788,314
If you put the same money in stocks
Cash to close ($40,250) invested at 7%	$306,393
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$306,393
Building minus stocks	$1,481,921

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $140,000 of principal by year 30	$0
Plus rental profits, invested at 7%$400,905 of profit by year 30, before investment growth	$981,085
What you'd walk away with	$1,380,370
If you put the same money in stocks
Cash to close ($40,250) invested at 7%	$306,393
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$306,393
Building minus stocks	$1,073,977

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $132,000 of principal by year 30	$0
Plus rental profits, invested at 7%$569,791 of profit by year 30, before investment growth	$1,449,361
What you'd walk away with	$1,825,829
If you put the same money in stocks
Cash to close ($37,950) invested at 7%	$288,885
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$288,885
Building minus stocks	$1,536,944

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $132,000 of principal by year 30	$0
Plus rental profits, invested at 7%$420,065 of profit by year 30, before investment growth	$1,041,416
What you'd walk away with	$1,417,884
If you put the same money in stocks
Cash to close ($37,950) invested at 7%	$288,885
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$288,885
Building minus stocks	$1,128,999

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $131,250 of principal by year 30	$0
Plus rental profits, invested at 7%$571,587 of profit by year 30, before investment growth	$1,455,017
What you'd walk away with	$1,854,302
If you put the same money in stocks
Cash to close ($49,000) invested at 7%	$373,000
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$373,000
Building minus stocks	$1,481,302

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $131,250 of principal by year 30	$0
Plus rental profits, invested at 7%$421,862 of profit by year 30, before investment growth	$1,047,072
What you'd walk away with	$1,446,357
If you put the same money in stocks
Cash to close ($49,000) invested at 7%	$373,000
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$373,000
Building minus stocks	$1,073,357

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $123,750 of principal by year 30	$0
Plus rental profits, invested at 7%$589,550 of profit by year 30, before investment growth	$1,511,577
What you'd walk away with	$1,888,046
If you put the same money in stocks
Cash to close ($46,200) invested at 7%	$351,686
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$351,686
Building minus stocks	$1,536,360

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $123,750 of principal by year 30	$0
Plus rental profits, invested at 7%$439,825 of profit by year 30, before investment growth	$1,103,633
What you'd walk away with	$1,480,101
If you put the same money in stocks
Cash to close ($46,200) invested at 7%	$351,686
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$351,686
Building minus stocks	$1,128,415

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

No red flags in the available data. That isn't the same as none.

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 98 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 Public recordHennepin County record, current payable year (non-homestead)	$3,781
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,695
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% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1902
Market value (2026)	$199,100
Property tax	$3,781
Special assessments	none
Homestead	no
Last sale	2022-02-01 · $200,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 596 m away.

Crime in Hawthorne

446 incidents in the last 12 months (79 per 1,000 residents), −1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-26Price cut at $175,000 (was $239,999) · from listing history
2026-06-26New at $175,000