1004 E 22nd St

Minneapolis, MN · Ventura Village · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $247,000
Monthly cash flow: −$343
Estimated rent: $2,400/mo
Break-even price: $182,483

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

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $247,000
Monthly cash flow: −$343
Cash to close: $56,810
Cap rate: 4.7%
Cash-on-cash: −7.3%
DSCR: 0.74×
GRM: 8.6
Price per unit: $123,500
Price that breaks even: $182,483
Rent that breaks even: $2,846/mo
Cash flow turns positive: year 14
Year 30: property vs stocks: $662K vs $591K

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Estimate	−$432
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$971
Mortgage (principal + interest)	−$1,315
Cash flow	−$343
Principal paid down (equity, not cash)	$167

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 $662K, stocks $591K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$599,534
Minus 6% selling cost	−$35,972
Minus loan still owedTenants' rent paid down all $222,300 of principal by year 30	$0
Plus rental profits, invested at 7%$37,486 of profit by year 30, before investment growth	$48,772
What you'd walk away with	$612,334
If you put the same money in stocks
Cash to close ($32,110) invested at 7%	$244,430
Monthly shortfalls ($64,673 total by yr 30) investedThe money you'd have put into the building while it lost money	$338,176
What you'd walk away with	$582,605
Building minus stocks	$29,729

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$599,534
Minus 6% selling cost	−$35,972
Minus loan still owedTenants' rent paid down all $222,300 of principal by year 30	$0
Plus rental profits, invested at 7%$238 of profit by year 30, before investment growth	$238
What you'd walk away with	$563,800
If you put the same money in stocks
Cash to close ($32,110) invested at 7%	$244,430
Monthly shortfalls ($143,342 total by yr 30) investedThe money you'd have put into the building while it lost money	$605,470
What you'd walk away with	$849,900
Building minus stocks	−$286,100

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$575,261
Minus 6% selling cost	−$34,516
Minus loan still owedTenants' rent paid down all $213,300 of principal by year 30	$0
Plus rental profits, invested at 7%$47,140 of profit by year 30, before investment growth	$63,999
What you'd walk away with	$604,745
If you put the same money in stocks
Cash to close ($30,810) invested at 7%	$234,534
Monthly shortfalls ($52,502 total by yr 30) investedThe money you'd have put into the building while it lost money	$283,790
What you'd walk away with	$518,324
Building minus stocks	$86,421

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$575,261
Minus 6% selling cost	−$34,516
Minus loan still owedTenants' rent paid down all $213,300 of principal by year 30	$0
Plus rental profits, invested at 7%$1,707 of profit by year 30, before investment growth	$1,773
What you'd walk away with	$542,519
If you put the same money in stocks
Cash to close ($30,810) invested at 7%	$234,534
Monthly shortfalls ($122,985 total by yr 30) investedThe money you'd have put into the building while it lost money	$537,392
What you'd walk away with	$771,926
Building minus stocks	−$229,407

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$599,534
Minus 6% selling cost	−$35,972
Minus loan still owedTenants' rent paid down all $197,600 of principal by year 30	$0
Plus rental profits, invested at 7%$66,909 of profit by year 30, before investment growth	$98,250
What you'd walk away with	$661,812
If you put the same money in stocks
Cash to close ($56,810) invested at 7%	$432,452
Monthly shortfalls ($28,269 total by yr 30) investedThe money you'd have put into the building while it lost money	$158,393
What you'd walk away with	$590,845
Building minus stocks	$70,967

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$599,534
Minus 6% selling cost	−$35,972
Minus loan still owedTenants' rent paid down all $197,600 of principal by year 30	$0
Plus rental profits, invested at 7%$7,546 of profit by year 30, before investment growth	$8,467
What you'd walk away with	$572,029
If you put the same money in stocks
Cash to close ($56,810) invested at 7%	$432,452
Monthly shortfalls ($84,822 total by yr 30) investedThe money you'd have put into the building while it lost money	$384,438
What you'd walk away with	$816,890
Building minus stocks	−$244,861

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$575,261
Minus 6% selling cost	−$34,516
Minus loan still owedTenants' rent paid down all $189,600 of principal by year 30	$0
Plus rental profits, invested at 7%$78,549 of profit by year 30, before investment growth	$120,463
What you'd walk away with	$661,208
If you put the same money in stocks
Cash to close ($54,510) invested at 7%	$414,944
Monthly shortfalls ($20,748 total by yr 30) investedThe money you'd have put into the building while it lost money	$120,274
What you'd walk away with	$535,218
Building minus stocks	$125,990

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$575,261
Minus 6% selling cost	−$34,516
Minus loan still owedTenants' rent paid down all $189,600 of principal by year 30	$0
Plus rental profits, invested at 7%$12,249 of profit by year 30, before investment growth	$14,370
What you'd walk away with	$555,115
If you put the same money in stocks
Cash to close ($54,510) invested at 7%	$414,944
Monthly shortfalls ($70,364 total by yr 30) investedThe money you'd have put into the building while it lost money	$330,009
What you'd walk away with	$744,953
Building minus stocks	−$189,838

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$599,534
Minus 6% selling cost	−$35,972
Minus loan still owedTenants' rent paid down all $185,250 of principal by year 30	$0
Plus rental profits, invested at 7%$85,320 of profit by year 30, before investment growth	$134,066
What you'd walk away with	$697,628
If you put the same money in stocks
Cash to close ($69,160) invested at 7%	$526,464
Monthly shortfalls ($17,100 total by yr 30) investedThe money you'd have put into the building while it lost money	$101,072
What you'd walk away with	$627,536
Building minus stocks	$70,092

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$599,534
Minus 6% selling cost	−$35,972
Minus loan still owedTenants' rent paid down all $185,250 of principal by year 30	$0
Plus rental profits, invested at 7%$15,292 of profit by year 30, before investment growth	$18,387
What you'd walk away with	$581,949
If you put the same money in stocks
Cash to close ($69,160) invested at 7%	$526,464
Monthly shortfalls ($62,988 total by yr 30) investedThe money you'd have put into the building while it lost money	$301,221
What you'd walk away with	$827,685
Building minus stocks	−$245,736

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$575,261
Minus 6% selling cost	−$34,516
Minus loan still owedTenants' rent paid down all $177,750 of principal by year 30	$0
Plus rental profits, invested at 7%$97,747 of profit by year 30, before investment growth	$160,373
What you'd walk away with	$701,119
If you put the same money in stocks
Cash to close ($66,360) invested at 7%	$505,149
Monthly shortfalls ($11,564 total by yr 30) investedThe money you'd have put into the building while it lost money	$70,819
What you'd walk away with	$575,968
Building minus stocks	$125,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$575,261
Minus 6% selling cost	−$34,516
Minus loan still owedTenants' rent paid down all $177,750 of principal by year 30	$0
Plus rental profits, invested at 7%$21,403 of profit by year 30, before investment growth	$26,912
What you'd walk away with	$567,658
If you put the same money in stocks
Cash to close ($66,360) invested at 7%	$505,149
Monthly shortfalls ($51,136 total by yr 30) investedThe money you'd have put into the building while it lost money	$253,186
What you'd walk away with	$758,335
Building minus stocks	−$190,677

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 1004 22ND ST E
medium$2,422 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 3502924210168: special assessments (current) = $2,421.91

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 100 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 Estimateestimate. No tax record found; 2.1% of price.	$5,187
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,574
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)	$201,500
Property tax	$2,721
Special assessments	$2,422
Homestead	no
Last sale	2022-10-01 · $238,500

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 94;MN 55, about 488 m away.

Crime in Ventura Village

505 incidents in the last 12 months (72 per 1,000 residents), −2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-24New at $247,000