Minneapolis › Como

1097 22nd Ave SE

Minneapolis, MN · Como · Find the listing ↗

Overpriced

Asking price: $399,000
Monthly cash flow: −$753
Estimated rent: $3,000/mo
Break-even price: $257,536

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: $399,000
Monthly cash flow: −$753
Cash to close: $91,770
Cap rate: 4.1%
Cash-on-cash: −9.8%
DSCR: 0.65×
GRM: 11.1
Price per unit: $199,500
Price that breaks even: $257,536
Rent that breaks even: $3,965/mo
Cash flow turns positive: year 18
Year 30: property vs stocks: $985K vs $1.14M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$549
Insurance Estimate	−$191
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	$1,371
Mortgage (principal + interest)	−$2,124
Cash flow	−$753
Principal paid down (equity, not cash)	$270

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 $985K, stocks $1.14M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 of principal by year 30	$0
Plus rental profits, invested at 7%$24,677 of profit by year 30, before investment growth	$28,743
What you'd walk away with	$939,112
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($160,054 total by yr 30) investedThe money you'd have put into the building while it lost money	$763,421
What you'd walk away with	$1,158,268
Building minus stocks	−$219,156

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 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	$910,369
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($280,273 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,129,463
What you'd walk away with	$1,524,311
Building minus stocks	−$613,942

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$30,757 of profit by year 30, before investment growth	$36,686
What you'd walk away with	$924,238
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($144,309 total by yr 30) investedThe money you'd have put into the building while it lost money	$701,750
What you'd walk away with	$1,086,702
Building minus stocks	−$162,464

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 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	$887,553
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($258,447 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,059,850
What you'd walk away with	$1,444,802
Building minus stocks	−$557,249

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 of principal by year 30	$0
Plus rental profits, invested at 7%$57,210 of profit by year 30, before investment growth	$74,440
What you'd walk away with	$984,809
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($86,250 total by yr 30) investedThe money you'd have put into the building while it lost money	$438,772
What you'd walk away with	$1,137,349
Building minus stocks	−$152,540

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 of principal by year 30	$0
Plus rental profits, invested at 7%$4,020 of profit by year 30, before investment growth	$4,223
What you'd walk away with	$914,592
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($177,956 total by yr 30) investedThe money you'd have put into the building while it lost money	$763,340
What you'd walk away with	$1,461,917
Building minus stocks	−$547,325

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$65,559 of profit by year 30, before investment growth	$87,415
What you'd walk away with	$974,968
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($75,439 total by yr 30) investedThe money you'd have put into the building while it lost money	$391,416
What you'd walk away with	$1,072,485
Building minus stocks	−$97,517

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$6,658 of profit by year 30, before investment growth	$7,168
What you'd walk away with	$894,721
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($161,433 total by yr 30) investedThe money you'd have put into the building while it lost money	$705,954
What you'd walk away with	$1,387,023
Building minus stocks	−$492,302

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 of principal by year 30	$0
Plus rental profits, invested at 7%$79,286 of profit by year 30, before investment growth	$109,883
What you'd walk away with	$1,020,252
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($60,544 total by yr 30) investedThe money you'd have put into the building while it lost money	$323,765
What you'd walk away with	$1,174,206
Building minus stocks	−$153,954

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 of principal by year 30	$0
Plus rental profits, invested at 7%$11,868 of profit by year 30, before investment growth	$13,272
What you'd walk away with	$923,641
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($138,022 total by yr 30) investedThe money you'd have put into the building while it lost money	$621,939
What you'd walk away with	$1,472,380
Building minus stocks	−$548,739

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$88,621 of profit by year 30, before investment growth	$125,905
What you'd walk away with	$1,013,458
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($51,916 total by yr 30) investedThe money you'd have put into the building while it lost money	$283,226
What you'd walk away with	$1,112,353
Building minus stocks	−$98,895

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$15,916 of profit by year 30, before investment growth	$18,238
What you'd walk away with	$905,791
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($124,107 total by yr 30) investedThe money you'd have put into the building while it lost money	$570,344
What you'd walk away with	$1,399,471
Building minus stocks	−$493,680

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 $141,464 above the price where cash flow breaks even ($257,536) at the default scenario. Based on: Derived: price $399,000 vs. break-even $257,536
low$98 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 1902923210004: special assessments (current) = $97.53

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 151 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 Public recordHennepin County record, current payable year (non-homestead)	$6,584
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,287
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	1922
Market value (2026)	$346,700
Property tax	$6,584
Special assessments	$98
Homestead	no
Last sale	2019-12-01 · $734,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1090 m away.

Crime in Como

413 incidents in the last 12 months (61 per 1,000 residents), +33% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-04New at $399,000