810 6th St SE

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

Far off

Asking price: $949,900
Monthly cash flow: −$2,563
Estimated rent: $5,550/mo
Break-even price: $468,375

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
3 bed / 1.5 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: $949,900
Monthly cash flow: −$2,563
Cash to close: $218,477
Cap rate: 3.1%
Cash-on-cash: −14.1%
DSCR: 0.49×
GRM: 14.3
Price per unit: $316,633
Price that breaks even: $468,375
Rent that breaks even: $8,922/mo
Cash flow turns positive: year 29
Year 30: property vs stocks: $2.17M vs $3.68M

Monthly breakdown

Rent	$5,550
Vacancy (6%)	−$333
Collected	$5,217
Property tax Public record	−$1,088
Insurance Estimate	−$323
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$500
Capital reserve (9% of rent)	−$500
Net operating income	$2,493
Mortgage (principal + interest)	−$5,056
Cash flow	−$2,563
Principal paid down (equity, not cash)	$643

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 $2.17M, stocks $3.68M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,305,657
Minus 6% selling cost	−$138,339
Minus loan still owedTenants' rent paid down all $854,910 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	$2,167,317
If you put the same money in stocks
Cash to close ($123,487) invested at 7%	$940,015
Monthly shortfalls ($733,814 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,893,724
What you'd walk away with	$3,833,739
Building minus stocks	−$1,666,422

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,305,657
Minus 6% selling cost	−$138,339
Minus loan still owedTenants' rent paid down all $854,910 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	$2,167,317
If you put the same money in stocks
Cash to close ($123,487) invested at 7%	$940,015
Monthly shortfalls ($1,001,871 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,624,077
What you'd walk away with	$4,564,091
Building minus stocks	−$2,396,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,281,384
Minus 6% selling cost	−$136,883
Minus loan still owedTenants' rent paid down all $845,910 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	$2,144,501
If you put the same money in stocks
Cash to close ($122,187) invested at 7%	$930,119
Monthly shortfalls ($711,988 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,824,111
What you'd walk away with	$3,754,230
Building minus stocks	−$1,609,729

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,281,384
Minus 6% selling cost	−$136,883
Minus loan still owedTenants' rent paid down all $845,910 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	$2,144,501
If you put the same money in stocks
Cash to close ($122,187) invested at 7%	$930,119
Monthly shortfalls ($980,045 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,554,464
What you'd walk away with	$4,484,582
Building minus stocks	−$2,340,081

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,305,657
Minus 6% selling cost	−$138,339
Minus loan still owedTenants' rent paid down all $759,920 of principal by year 30	$0
Plus rental profits, invested at 7%$3,367 of profit by year 30, before investment growth	$3,429
What you'd walk away with	$2,170,747
If you put the same money in stocks
Cash to close ($218,477) invested at 7%	$1,663,103
Monthly shortfalls ($484,024 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,015,471
What you'd walk away with	$3,678,574
Building minus stocks	−$1,507,827

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,305,657
Minus 6% selling cost	−$138,339
Minus loan still owedTenants' rent paid down all $759,920 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	$2,167,317
If you put the same money in stocks
Cash to close ($218,477) invested at 7%	$1,663,103
Monthly shortfalls ($748,714 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,742,395
What you'd walk away with	$4,405,497
Building minus stocks	−$2,238,180

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,281,384
Minus 6% selling cost	−$136,883
Minus loan still owedTenants' rent paid down all $751,920 of principal by year 30	$0
Plus rental profits, invested at 7%$4,644 of profit by year 30, before investment growth	$4,751
What you'd walk away with	$2,149,252
If you put the same money in stocks
Cash to close ($216,177) invested at 7%	$1,645,594
Monthly shortfalls ($466,141 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,956,462
What you'd walk away with	$3,602,057
Building minus stocks	−$1,452,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,281,384
Minus 6% selling cost	−$136,883
Minus loan still owedTenants' rent paid down all $751,920 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	$2,144,501
If you put the same money in stocks
Cash to close ($216,177) invested at 7%	$1,645,594
Monthly shortfalls ($729,554 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,682,064
What you'd walk away with	$4,327,658
Building minus stocks	−$2,183,157

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,305,657
Minus 6% selling cost	−$138,339
Minus loan still owedTenants' rent paid down all $712,425 of principal by year 30	$0
Plus rental profits, invested at 7%$15,924 of profit by year 30, before investment growth	$17,134
What you'd walk away with	$2,184,451
If you put the same money in stocks
Cash to close ($265,972) invested at 7%	$2,024,647
Monthly shortfalls ($382,826 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,670,997
What you'd walk away with	$3,695,644
Building minus stocks	−$1,511,193

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,305,657
Minus 6% selling cost	−$138,339
Minus loan still owedTenants' rent paid down all $712,425 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	$2,167,317
If you put the same money in stocks
Cash to close ($265,972) invested at 7%	$2,024,647
Monthly shortfalls ($634,960 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,384,216
What you'd walk away with	$4,408,863
Building minus stocks	−$2,241,546

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,281,384
Minus 6% selling cost	−$136,883
Minus loan still owedTenants' rent paid down all $704,925 of principal by year 30	$0
Plus rental profits, invested at 7%$18,918 of profit by year 30, before investment growth	$20,578
What you'd walk away with	$2,165,079
If you put the same money in stocks
Cash to close ($263,172) invested at 7%	$2,003,332
Monthly shortfalls ($367,857 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,617,880
What you'd walk away with	$3,621,213
Building minus stocks	−$1,456,134

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,281,384
Minus 6% selling cost	−$136,883
Minus loan still owedTenants' rent paid down all $704,925 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	$2,144,501
If you put the same money in stocks
Cash to close ($263,172) invested at 7%	$2,003,332
Monthly shortfalls ($616,996 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,327,656
What you'd walk away with	$4,330,988
Building minus stocks	−$2,186,487

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 67 m from I 35W: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 35W) at 67 m
mediumAsking is $481,525 above the price where cash flow breaks even ($468,375) at the default scenario. Based on: Derived: price $949,900 vs. break-even $468,375

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)	$13,050
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,871
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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; 11 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	triplex
Living units	3
Year built	1902
Market value (2026)	$687,200
Property tax	$13,050
Special assessments	none
Homestead	no
Last sale	2021-08-01 · $920,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 3 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 67 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 $949,900