8446 Sumter Cir N

Brooklyn Park, MN · View the listing ↗

Far off

21 photos

Photos courtesy of Keller Williams Classic Realty, via Realtor.com.

Asking price: $419,900
Monthly cash flow: −$979
Estimated rent: $2,800/mo
Break-even price: $236,014

Adjust the numbers See the full breakdown

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $419,900
Cash to close: $96,577
Price per unit: $209,950
GRM: 12.5

Each month

Cash flow: −$979/mo
Cash-on-cash: −12.2%
Cap rate: 3.6%
DSCR: 0.56×

Break-even

Price that breaks even: $236,014
Rent that breaks even: $4,055/mo

Long run

Year 30: property vs stocks: $978K vs $1.42M
Cash flow turns positive: year 24

Monthly

Monthly breakdown

Rent	$2,800
Vacancy (6%)	−$168
Collected	$2,632
Property tax Listing	−$507
Insurance Estimate	−$191
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$224
Capital reserve (8% of rent)	−$224
Net operating income	$1,256
Mortgage (principal + interest)	−$2,235
Cash flow	−$979
Principal paid down (equity, not cash)	$284

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $377,910 of principal by year 30	$0
Plus rental profits, invested at 7%$2,014 of profit by year 30, before investment growth	$2,057
What you'd walk away with	$960,112
If you put the same money in stocks
Cash to close ($54,587) invested at 7%	$415,530
Monthly shortfalls ($246,390 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,056,587
What you'd walk away with	$1,472,118
Building minus stocks	−$512,006

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $377,910 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	$958,055
If you put the same money in stocks
Cash to close ($54,587) invested at 7%	$415,530
Monthly shortfalls ($379,612 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,422,997
What you'd walk away with	$1,838,527
Building minus stocks	−$880,472

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 of principal by year 30	$0
Plus rental profits, invested at 7%$4,028 of profit by year 30, before investment growth	$4,205
What you'd walk away with	$939,444
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($226,578 total by yr 30) investedThe money you'd have put into the building while it lost money	$989,122
What you'd walk away with	$1,394,756
Building minus stocks	−$455,312

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 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	$935,239
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($357,786 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,353,384
What you'd walk away with	$1,759,018
Building minus stocks	−$823,779

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $335,920 of principal by year 30	$0
Plus rental profits, invested at 7%$17,516 of profit by year 30, before investment growth	$19,944
What you'd walk away with	$977,999
If you put the same money in stocks
Cash to close ($96,577) invested at 7%	$735,169
Monthly shortfalls ($149,985 total by yr 30) investedThe money you'd have put into the building while it lost money	$684,730
What you'd walk away with	$1,419,899
Building minus stocks	−$441,900

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $335,920 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	$958,055
If you put the same money in stocks
Cash to close ($96,577) invested at 7%	$735,169
Monthly shortfalls ($267,705 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,033,252
What you'd walk away with	$1,768,421
Building minus stocks	−$810,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 of principal by year 30	$0
Plus rental profits, invested at 7%$22,292 of profit by year 30, before investment growth	$25,961
What you'd walk away with	$961,200
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($135,600 total by yr 30) investedThe money you'd have put into the building while it lost money	$630,416
What you'd walk away with	$1,348,077
Building minus stocks	−$386,877

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 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	$935,239
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($248,544 total by yr 30) investedThe money you'd have put into the building while it lost money	$972,921
What you'd walk away with	$1,690,581
Building minus stocks	−$755,342

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $314,925 of principal by year 30	$0
Plus rental profits, invested at 7%$31,312 of profit by year 30, before investment growth	$37,848
What you'd walk away with	$995,903
If you put the same money in stocks
Cash to close ($117,572) invested at 7%	$894,988
Monthly shortfalls ($113,496 total by yr 30) investedThe money you'd have put into the building while it lost money	$544,302
What you'd walk away with	$1,439,290
Building minus stocks	−$443,387

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $314,925 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	$958,055
If you put the same money in stocks
Cash to close ($117,572) invested at 7%	$894,988
Monthly shortfalls ($217,420 total by yr 30) investedThe money you'd have put into the building while it lost money	$874,920
What you'd walk away with	$1,769,908
Building minus stocks	−$811,853

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 of principal by year 30	$0
Plus rental profits, invested at 7%$37,307 of profit by year 30, before investment growth	$46,135
What you'd walk away with	$981,373
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($101,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$496,028
What you'd walk away with	$1,369,702
Building minus stocks	−$388,329

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 of principal by year 30	$0
Plus rental profits, invested at 7%$324 of profit by year 30, before investment growth	$324
What you'd walk away with	$935,563
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($199,781 total by yr 30) investedThe money you'd have put into the building while it lost money	$818,684
What you'd walk away with	$1,692,358
Building minus stocks	−$756,795

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.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $978K, stocks $1.42M. Stocks win.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,400/mo · range $1,225–$1,500 · 15 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
6616 88th Ave N, Maple Grove	$1,700	2 / 1	1,000	0.7 mi	2026-10-01	Multi family
17-33 7th Ave SE, Osseo	$1,450	2 / 1	—	0.8 mi	2026-07-20	Apartment
308 Second St SE, Osseo	$1,329	2 / 1	825	1.0 mi	2026-03-12	Apartment
600 N Oaks Dr, Osseo	$1,200	2 / 1	900	1.2 mi	2025-03-22	Apartment
620 6th Ave NE, Osseo	$1,498	2 / 1	925	1.2 mi	2026-09-24	Apartment
8304 Zane Ave N Unit 8304-311, Brooklyn Park	$1,225	2 / 1	1,000	1.2 mi	—	Apartment
8300 Zane Ave N Unit 8300-107, Brooklyn Park	$1,285	2 / 1	1,000	1.2 mi	—	Apartment
8308 Zane Ave N Unit 8308-307, Brooklyn Park	$1,225	2 / 1	1,000	1.2 mi	—	Apartment
8316 Zane Ave N Unit 8316-210, Brooklyn Park	$1,225	2 / 1	1,000	1.2 mi	—	Apartment
8104 Zane Ave N, Brooklyn Park	$1,395	2 / 1	1,000	1.2 mi	2026-04-28	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 8446 SUMTER CIR N
mediumAsking is $183,886 above the price where cash flow breaks even ($236,014) at the default scenario. Based on: Derived: price $419,900 vs. break-even $236,014
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "term lease and another long term tenant on month to month agreement. Fenced yard with private decks on each"

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 153 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 Listinglisting, tax year 2025. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$6,081
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,293
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%

Status history

2026-05-05Price increase at $419,900 (was $389,900) · from listing history
2026-05-05New at $419,900

From the listing Listing

Listed as	duplex other
Property tax, 2025	$6,081
County	Hennepin
Parcel number	2011921220039

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Brooklyn Park on rental licensing before you buy.