1016 Newton Ave N

Minneapolis, MN · Near - North · Listing office ↗ · Find the listing ↗

Cash flows

Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.

Asking price: $600,000
Monthly cash flow: $952
Estimated rent: $7,350/mo
Break-even price: $778,880

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
3 bed / 1 bath (est.)$1,650 $1,400–$1,900
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
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: $600,000
Monthly cash flow: $952
Cash to close: $138,000
Cap rate: 8.3%
Cash-on-cash: 8.3%
DSCR: 1.30×
GRM: 6.8
Price per unit: $120,000
Price that breaks even: $778,880
Rent that breaks even: $6,114/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $4.06M vs $1.05M

Monthly breakdown

Rent	$7,350
Vacancy (6%)	−$441
Collected	$6,909
Property tax Public record	−$567
Insurance Estimate	−$462
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$662
Capital reserve (8% of rent)	−$588
Net operating income	$4,146
Mortgage (principal + interest)	−$3,193
Cash flow	$952
Principal paid down (equity, not cash)	$406

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 $4.06M, stocks $1.05M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $540,000 of principal by year 30	$0
Plus rental profits, invested at 7%$983,624 of profit by year 30, before investment growth	$2,132,155
What you'd walk away with	$3,501,131
If you put the same money in stocks
Cash to close ($78,000) invested at 7%	$593,756
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	$593,756
Building minus stocks	$2,907,375

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $540,000 of principal by year 30	$0
Plus rental profits, invested at 7%$640,942 of profit by year 30, before investment growth	$1,246,932
What you'd walk away with	$2,615,908
If you put the same money in stocks
Cash to close ($78,000) invested at 7%	$593,756
Monthly shortfalls ($12,312 total by yr 30) investedThe money you'd have put into the building while it lost money	$82,001
What you'd walk away with	$675,757
Building minus stocks	$1,940,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,432,085
Minus 6% selling cost	−$85,925
Minus loan still owedTenants' rent paid down all $531,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,005,450 of profit by year 30, before investment growth	$2,201,768
What you'd walk away with	$3,547,928
If you put the same money in stocks
Cash to close ($76,700) invested at 7%	$583,860
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	$583,860
Building minus stocks	$2,964,068

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,432,085
Minus 6% selling cost	−$85,925
Minus loan still owedTenants' rent paid down all $531,000 of principal by year 30	$0
Plus rental profits, invested at 7%$659,624 of profit by year 30, before investment growth	$1,296,278
What you'd walk away with	$2,642,437
If you put the same money in stocks
Cash to close ($76,700) invested at 7%	$583,860
Monthly shortfalls ($9,168 total by yr 30) investedThe money you'd have put into the building while it lost money	$61,734
What you'd walk away with	$645,594
Building minus stocks	$1,996,843

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,143,530 of profit by year 30, before investment growth	$2,689,065
What you'd walk away with	$4,058,041
If you put the same money in stocks
Cash to close ($138,000) invested at 7%	$1,050,491
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	$1,050,491
Building minus stocks	$3,007,550

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$788,535 of profit by year 30, before investment growth	$1,721,841
What you'd walk away with	$3,090,817
If you put the same money in stocks
Cash to close ($138,000) invested at 7%	$1,050,491
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	$1,050,491
Building minus stocks	$2,040,326

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,432,085
Minus 6% selling cost	−$85,925
Minus loan still owedTenants' rent paid down all $472,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,162,691 of profit by year 30, before investment growth	$2,749,397
What you'd walk away with	$4,095,556
If you put the same money in stocks
Cash to close ($135,700) invested at 7%	$1,032,983
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	$1,032,983
Building minus stocks	$3,062,573

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,432,085
Minus 6% selling cost	−$85,925
Minus loan still owedTenants' rent paid down all $472,000 of principal by year 30	$0
Plus rental profits, invested at 7%$807,696 of profit by year 30, before investment growth	$1,782,173
What you'd walk away with	$3,128,332
If you put the same money in stocks
Cash to close ($135,700) invested at 7%	$1,032,983
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	$1,032,983
Building minus stocks	$2,095,349

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,215,382 of profit by year 30, before investment growth	$2,915,307
What you'd walk away with	$4,284,283
If you put the same money in stocks
Cash to close ($168,000) invested at 7%	$1,278,859
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	$1,278,859
Building minus stocks	$3,005,424

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$860,388 of profit by year 30, before investment growth	$1,948,083
What you'd walk away with	$3,317,059
If you put the same money in stocks
Cash to close ($168,000) invested at 7%	$1,278,859
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	$1,278,859
Building minus stocks	$2,038,200

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,432,085
Minus 6% selling cost	−$85,925
Minus loan still owedTenants' rent paid down all $442,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,233,346 of profit by year 30, before investment growth	$2,971,868
What you'd walk away with	$4,318,028
If you put the same money in stocks
Cash to close ($165,200) invested at 7%	$1,257,545
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	$1,257,545
Building minus stocks	$3,060,483

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,432,085
Minus 6% selling cost	−$85,925
Minus loan still owedTenants' rent paid down all $442,500 of principal by year 30	$0
Plus rental profits, invested at 7%$878,351 of profit by year 30, before investment growth	$2,004,644
What you'd walk away with	$3,350,804
If you put the same money in stocks
Cash to close ($165,200) invested at 7%	$1,257,545
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	$1,257,545
Building minus stocks	$2,093,259

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

highThe city's rental license covers 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 1016 NEWTON AVE N, units=4
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 2102924220035: roof=Flat, exterior=WOOD

Opportunities

The seller bought for $192,500 in Jun 2020, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 2102924220035: last sale 2020-06-01, $192,500

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)	$6,799
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,549
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$425
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. 12 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1921
Market value (2026)	$358,000
Property tax	$6,799
Special assessments	none
Homestead	no
Last sale	2020-06-01 · $192,500

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 94, about 1305 m away.

Crime in Near - North

497 incidents in the last 12 months (73 per 1,000 residents), +19% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-29New at $600,000