1111 17th Ave N

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

Cash flows

Asking price: $399,900
Monthly cash flow: $401
Estimated rent: $4,500/mo
Break-even price: $475,307

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

5 bed / 2 bath (est.)$2,250 $1,900–$2,600
5 bed / 2 bath (est.)$2,250 $1,900–$2,600

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: $399,900
Monthly cash flow: $401
Cash to close: $91,977
Cap rate: 7.6%
Cash-on-cash: 5.2%
DSCR: 1.19×
GRM: 7.4
Price per unit: $199,950
Price that breaks even: $475,307
Rent that breaks even: $3,972/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $2.35M vs $700K

Monthly breakdown

Rent	$4,500
Vacancy (6%)	−$270
Collected	$4,230
Property tax Public record	−$425
Insurance Estimate	−$236
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$405
Capital reserve (9% of rent)	−$405
Net operating income	$2,530
Mortgage (principal + interest)	−$2,128
Cash flow	$401
Principal paid down (equity, not cash)	$271

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 $2.35M, stocks $700K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$529,513 of profit by year 30, before investment growth	$1,078,378
What you'd walk away with	$1,990,800
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($1,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,106
What you'd walk away with	$404,844
Building minus stocks	$1,585,956

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$329,051 of profit by year 30, before investment growth	$595,867
What you'd walk away with	$1,508,290
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($18,176 total by yr 30) investedThe money you'd have put into the building while it lost money	$118,773
What you'd walk away with	$514,512
Building minus stocks	$993,778

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$550,334 of profit by year 30, before investment growth	$1,140,946
What you'd walk away with	$2,030,553
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($290 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,061
What you'd walk away with	$387,904
Building minus stocks	$1,642,649

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$347,732 of profit by year 30, before investment growth	$645,213
What you'd walk away with	$1,534,819
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($15,032 total by yr 30) investedThe money you'd have put into the building while it lost money	$98,506
What you'd walk away with	$484,348
Building minus stocks	$1,050,471

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$634,795 of profit by year 30, before investment growth	$1,440,453
What you'd walk away with	$2,352,875
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
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	$700,152
Building minus stocks	$1,652,723

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$417,452 of profit by year 30, before investment growth	$848,275
What you'd walk away with	$1,760,697
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
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	$700,152
Building minus stocks	$1,060,545

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$653,956 of profit by year 30, before investment growth	$1,500,784
What you'd walk away with	$2,390,390
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
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	$682,644
Building minus stocks	$1,707,746

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$436,613 of profit by year 30, before investment growth	$908,606
What you'd walk away with	$1,798,212
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
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	$682,644
Building minus stocks	$1,115,568

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$682,685 of profit by year 30, before investment growth	$1,591,243
What you'd walk away with	$2,503,666
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
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	$852,359
Building minus stocks	$1,651,307

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$465,342 of profit by year 30, before investment growth	$999,065
What you'd walk away with	$1,911,488
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
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	$852,359
Building minus stocks	$1,059,129

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$700,648 of profit by year 30, before investment growth	$1,647,804
What you'd walk away with	$2,537,410
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
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	$831,045
Building minus stocks	$1,706,365

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$483,305 of profit by year 30, before investment growth	$1,055,626
What you'd walk away with	$1,945,232
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
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	$831,045
Building minus stocks	$1,114,187

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

low$301 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 1602924420177: special assessments (current) = $301.33

Opportunities

None found.

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)	$5,096
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,827
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 1912: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1912
Market value (2026)	$268,300
Property tax	$5,096
Special assessments	$301
Homestead	no
Last sale	—

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 840 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

2026-07-08New at $399,900