825 18th Ave NE

Minneapolis, MN · Logan Park · Listing office ↗ · Find the listing ↗

Cash flows

Asking price: $299,000
Monthly cash flow: $400
Estimated rent: $3,600/mo
Break-even price: $374,196

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 bath (est.)$1,950 $1,650–$2,250
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: $299,000
Monthly cash flow: $400
Cash to close: $68,770
Cap rate: 8.0%
Cash-on-cash: 7.0%
DSCR: 1.25×
GRM: 6.9
Price per unit: $149,500
Price that breaks even: $374,196
Rent that breaks even: $3,080/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.90M vs $523K

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$342
Insurance Estimate	−$209
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,992
Mortgage (principal + interest)	−$1,591
Cash flow	$400
Principal paid down (equity, not cash)	$202

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 $1.90M, stocks $523K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $269,100 of principal by year 30	$0
Plus rental profits, invested at 7%$446,537 of profit by year 30, before investment growth	$944,676
What you'd walk away with	$1,626,882
If you put the same money in stocks
Cash to close ($38,870) invested at 7%	$295,888
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	$295,888
Building minus stocks	$1,330,994

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $269,100 of principal by year 30	$0
Plus rental profits, invested at 7%$282,268 of profit by year 30, before investment growth	$534,104
What you'd walk away with	$1,216,311
If you put the same money in stocks
Cash to close ($38,870) invested at 7%	$295,888
Monthly shortfalls ($9,605 total by yr 30) investedThe money you'd have put into the building while it lost money	$63,171
What you'd walk away with	$359,059
Building minus stocks	$857,252

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $260,100 of principal by year 30	$0
Plus rental profits, invested at 7%$468,363 of profit by year 30, before investment growth	$1,014,289
What you'd walk away with	$1,673,679
If you put the same money in stocks
Cash to close ($37,570) invested at 7%	$285,992
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	$285,992
Building minus stocks	$1,387,687

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $260,100 of principal by year 30	$0
Plus rental profits, invested at 7%$300,949 of profit by year 30, before investment growth	$583,450
What you'd walk away with	$1,242,840
If you put the same money in stocks
Cash to close ($37,570) invested at 7%	$285,992
Monthly shortfalls ($6,461 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,904
What you'd walk away with	$328,896
Building minus stocks	$913,944

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $239,200 of principal by year 30	$0
Plus rental profits, invested at 7%$526,223 of profit by year 30, before investment growth	$1,222,203
What you'd walk away with	$1,904,409
If you put the same money in stocks
Cash to close ($68,770) invested at 7%	$523,495
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	$523,495
Building minus stocks	$1,380,914

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $239,200 of principal by year 30	$0
Plus rental profits, invested at 7%$352,348 of profit by year 30, before investment growth	$748,460
What you'd walk away with	$1,430,667
If you put the same money in stocks
Cash to close ($68,770) invested at 7%	$523,495
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	$523,495
Building minus stocks	$907,172

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $231,200 of principal by year 30	$0
Plus rental profits, invested at 7%$545,384 of profit by year 30, before investment growth	$1,282,534
What you'd walk away with	$1,941,924
If you put the same money in stocks
Cash to close ($66,470) invested at 7%	$505,987
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	$505,987
Building minus stocks	$1,435,937

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $231,200 of principal by year 30	$0
Plus rental profits, invested at 7%$371,509 of profit by year 30, before investment growth	$808,792
What you'd walk away with	$1,468,182
If you put the same money in stocks
Cash to close ($66,470) invested at 7%	$505,987
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	$505,987
Building minus stocks	$962,195

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $224,250 of principal by year 30	$0
Plus rental profits, invested at 7%$562,030 of profit by year 30, before investment growth	$1,334,947
What you'd walk away with	$2,017,153
If you put the same money in stocks
Cash to close ($83,720) invested at 7%	$637,298
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	$637,298
Building minus stocks	$1,379,855

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $224,250 of principal by year 30	$0
Plus rental profits, invested at 7%$388,155 of profit by year 30, before investment growth	$861,204
What you'd walk away with	$1,543,411
If you put the same money in stocks
Cash to close ($83,720) invested at 7%	$637,298
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	$637,298
Building minus stocks	$906,113

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $216,750 of principal by year 30	$0
Plus rental profits, invested at 7%$579,993 of profit by year 30, before investment growth	$1,391,507
What you'd walk away with	$2,050,897
If you put the same money in stocks
Cash to close ($80,920) invested at 7%	$615,984
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	$615,984
Building minus stocks	$1,434,913

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $216,750 of principal by year 30	$0
Plus rental profits, invested at 7%$406,118 of profit by year 30, before investment growth	$917,765
What you'd walk away with	$1,577,155
If you put the same money in stocks
Cash to close ($80,920) invested at 7%	$615,984
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	$615,984
Building minus stocks	$961,171

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 825 18TH AVE N E
low$251 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 1102924440179: special assessments (current) = $251.05

Opportunities

The seller bought for $42,000 in Oct 1996, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1102924440179: last sale 1996-10-01, $42,000

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)	$4,102
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,502
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)	$216,000
Property tax	$4,102
Special assessments	$251
Homestead	no
Last sale	1996-10-01 · $42,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1151 m away.

Crime in Logan Park

183 incidents in the last 12 months (85 per 1,000 residents), +21% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-15New at $299,000