100 W 40th St

Minneapolis, MN · King Field · Listing office ↗ · Find the listing ↗

Far off

Asking price: $675,000
Monthly cash flow: −$2,610
Estimated rent: $3,000/mo
Break-even price: $184,596

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
2 bed / 1.5 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: $675,000
Monthly cash flow: −$2,610
Cash to close: $155,250
Cap rate: 1.7%
Cash-on-cash: −20.2%
DSCR: 0.27×
GRM: 18.8
Price per unit: $337,500
Price that breaks even: $184,596
Rent that breaks even: $6,346/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.54M vs $3.85M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$904
Insurance Estimate	−$223
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$982
Mortgage (principal + interest)	−$3,593
Cash flow	−$2,610
Principal paid down (equity, not cash)	$457

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 $1.54M, stocks $3.85M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $607,500 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	$1,540,098
If you put the same money in stocks
Cash to close ($87,750) invested at 7%	$667,975
Monthly shortfalls ($978,258 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,295,617
What you'd walk away with	$3,963,592
Building minus stocks	−$2,423,494

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $607,500 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	$1,540,098
If you put the same money in stocks
Cash to close ($87,750) invested at 7%	$667,975
Monthly shortfalls ($1,123,154 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,690,402
What you'd walk away with	$4,358,378
Building minus stocks	−$2,818,280

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $598,500 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	$1,517,282
If you put the same money in stocks
Cash to close ($86,450) invested at 7%	$658,079
Monthly shortfalls ($956,433 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,226,004
What you'd walk away with	$3,884,083
Building minus stocks	−$2,366,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $598,500 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	$1,517,282
If you put the same money in stocks
Cash to close ($86,450) invested at 7%	$658,079
Monthly shortfalls ($1,101,328 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,620,789
What you'd walk away with	$4,278,869
Building minus stocks	−$2,761,587

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $540,000 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	$1,540,098
If you put the same money in stocks
Cash to close ($155,250) invested at 7%	$1,181,803
Monthly shortfalls ($798,365 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,669,093
What you'd walk away with	$3,850,895
Building minus stocks	−$2,310,797

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $540,000 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	$1,540,098
If you put the same money in stocks
Cash to close ($155,250) invested at 7%	$1,181,803
Monthly shortfalls ($943,261 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,063,878
What you'd walk away with	$4,245,681
Building minus stocks	−$2,705,583

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $532,000 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	$1,517,282
If you put the same money in stocks
Cash to close ($152,950) invested at 7%	$1,164,294
Monthly shortfalls ($779,204 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,608,762
What you'd walk away with	$3,773,056
Building minus stocks	−$2,255,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $532,000 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	$1,517,282
If you put the same money in stocks
Cash to close ($152,950) invested at 7%	$1,164,294
Monthly shortfalls ($924,100 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,003,547
What you'd walk away with	$4,167,841
Building minus stocks	−$2,650,559

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $506,250 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	$1,540,098
If you put the same money in stocks
Cash to close ($189,000) invested at 7%	$1,438,716
Monthly shortfalls ($717,531 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,414,571
What you'd walk away with	$3,853,287
Building minus stocks	−$2,313,189

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,638,402
Minus 6% selling cost	−$98,304
Minus loan still owedTenants' rent paid down all $506,250 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	$1,540,098
If you put the same money in stocks
Cash to close ($189,000) invested at 7%	$1,438,716
Monthly shortfalls ($862,426 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,809,356
What you'd walk away with	$4,248,072
Building minus stocks	−$2,707,974

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $498,750 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	$1,517,282
If you put the same money in stocks
Cash to close ($186,200) invested at 7%	$1,417,402
Monthly shortfalls ($699,567 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,358,010
What you'd walk away with	$3,775,412
Building minus stocks	−$2,258,130

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,614,130
Minus 6% selling cost	−$96,848
Minus loan still owedTenants' rent paid down all $498,750 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	$1,517,282
If you put the same money in stocks
Cash to close ($186,200) invested at 7%	$1,417,402
Monthly shortfalls ($844,463 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,752,795
What you'd walk away with	$4,170,197
Building minus stocks	−$2,652,915

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

mediumAsking is $490,404 above the price where cash flow breaks even ($184,596) at the default scenario. Based on: Derived: price $675,000 vs. break-even $184,596

Opportunities

The seller bought for $290,000 in Dec 2008, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1002824210158: last sale 2008-12-01, $290,000

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)	$10,852
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,678
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%

County record Public record

Recorded as	duplex
Living units	2
Year built	1925
Market value (2026)	$571,400
Property tax	$10,852
Special assessments	none
Homestead	no
Last sale	2008-12-01 · $290,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 411 m away.

Crime in King Field

293 incidents in the last 12 months (38 per 1,000 residents), −5% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-17Price increase at $675,000 (was $650,000) · from listing history
2026-09-29New at $675,000