Minneapolis › Prospect Park - East River Road

836 Thornton St SE

Minneapolis, MN · Prospect Park - East River Road · Listing office ↗ · Find the listing ↗

Far off

Asking price: $719,000
Monthly cash flow: −$2,727
Estimated rent: $3,000/mo
Break-even price: $206,667

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

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: $719,000
Monthly cash flow: −$2,727
Cash to close: $165,370
Cap rate: 1.8%
Cash-on-cash: −19.8%
DSCR: 0.29×
GRM: 20.0
Price per unit: $359,500
Price that breaks even: $206,667
Rent that breaks even: $6,541/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.64M vs $4.00M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$744
Insurance Estimate	−$236
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,100
Mortgage (principal + interest)	−$3,827
Cash flow	−$2,727
Principal paid down (equity, not cash)	$487

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 $1.64M, stocks $4.00M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,745,202
Minus 6% selling cost	−$104,712
Minus loan still owedTenants' rent paid down all $647,100 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	$1,640,490
If you put the same money in stocks
Cash to close ($93,470) invested at 7%	$711,517
Monthly shortfalls ($1,000,064 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,405,606
What you'd walk away with	$4,117,123
Building minus stocks	−$2,476,633

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,745,202
Minus 6% selling cost	−$104,712
Minus loan still owedTenants' rent paid down all $647,100 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	$1,640,490
If you put the same money in stocks
Cash to close ($93,470) invested at 7%	$711,517
Monthly shortfalls ($1,144,960 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,800,391
What you'd walk away with	$4,511,908
Building minus stocks	−$2,871,418

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,720,929
Minus 6% selling cost	−$103,256
Minus loan still owedTenants' rent paid down all $638,100 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	$1,617,673
If you put the same money in stocks
Cash to close ($92,170) invested at 7%	$701,622
Monthly shortfalls ($978,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,335,993
What you'd walk away with	$4,037,614
Building minus stocks	−$2,419,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,720,929
Minus 6% selling cost	−$103,256
Minus loan still owedTenants' rent paid down all $638,100 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	$1,617,673
If you put the same money in stocks
Cash to close ($92,170) invested at 7%	$701,622
Monthly shortfalls ($1,123,134 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,730,778
What you'd walk away with	$4,432,399
Building minus stocks	−$2,814,726

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,745,202
Minus 6% selling cost	−$104,712
Minus loan still owedTenants' rent paid down all $575,200 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	$1,640,490
If you put the same money in stocks
Cash to close ($165,370) invested at 7%	$1,258,839
Monthly shortfalls ($808,444 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,738,241
What you'd walk away with	$3,997,080
Building minus stocks	−$2,356,590

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,745,202
Minus 6% selling cost	−$104,712
Minus loan still owedTenants' rent paid down all $575,200 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	$1,640,490
If you put the same money in stocks
Cash to close ($165,370) invested at 7%	$1,258,839
Monthly shortfalls ($953,340 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,133,027
What you'd walk away with	$4,391,865
Building minus stocks	−$2,751,375

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,720,929
Minus 6% selling cost	−$103,256
Minus loan still owedTenants' rent paid down all $567,200 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	$1,617,673
If you put the same money in stocks
Cash to close ($163,070) invested at 7%	$1,241,330
Monthly shortfalls ($789,283 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,677,910
What you'd walk away with	$3,919,240
Building minus stocks	−$2,301,567

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,720,929
Minus 6% selling cost	−$103,256
Minus loan still owedTenants' rent paid down all $567,200 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	$1,617,673
If you put the same money in stocks
Cash to close ($163,070) invested at 7%	$1,241,330
Monthly shortfalls ($934,179 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,072,695
What you'd walk away with	$4,314,026
Building minus stocks	−$2,696,353

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,745,202
Minus 6% selling cost	−$104,712
Minus loan still owedTenants' rent paid down all $539,250 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	$1,640,490
If you put the same money in stocks
Cash to close ($201,320) invested at 7%	$1,532,499
Monthly shortfalls ($722,341 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,467,128
What you'd walk away with	$3,999,627
Building minus stocks	−$2,359,137

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,745,202
Minus 6% selling cost	−$104,712
Minus loan still owedTenants' rent paid down all $539,250 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	$1,640,490
If you put the same money in stocks
Cash to close ($201,320) invested at 7%	$1,532,499
Monthly shortfalls ($867,236 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,861,913
What you'd walk away with	$4,394,412
Building minus stocks	−$2,753,922

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,720,929
Minus 6% selling cost	−$103,256
Minus loan still owedTenants' rent paid down all $531,750 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	$1,617,673
If you put the same money in stocks
Cash to close ($198,520) invested at 7%	$1,511,185
Monthly shortfalls ($704,377 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,410,567
What you'd walk away with	$3,921,752
Building minus stocks	−$2,304,079

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,720,929
Minus 6% selling cost	−$103,256
Minus loan still owedTenants' rent paid down all $531,750 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	$1,617,673
If you put the same money in stocks
Cash to close ($198,520) invested at 7%	$1,511,185
Monthly shortfalls ($849,273 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,805,353
What you'd walk away with	$4,316,538
Building minus stocks	−$2,698,865

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 836 THORNTON ST S E
mediumAsking is $512,333 above the price where cash flow breaks even ($206,667) at the default scenario. Based on: Derived: price $719,000 vs. break-even $206,667
low$383 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 3002923340058: special assessments (current) = $382.83

Opportunities

The seller bought for $500 in May 2003, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3002923340058: last sale 2003-05-01, $500
Long time on market: room to negotiate. Based on: Listing data: 273 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)	$8,926
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,835
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)	$470,000
Property tax	$8,926
Special assessments	$383
Homestead	no
Last sale	2003-05-01 · $500

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 94, about 178 m away.

Crime in Prospect Park - East River Road

378 incidents in the last 12 months (33 per 1,000 residents), −8% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-01-02Price cut at $719,000 (was $749,000) · from listing history
2026-01-02New at $719,000