1129 8th St SE

Minneapolis, MN · Marcy Holmes · Find the listing ↗

Far off

Needs more info before these numbers mean much. The city's rental license covers 2 unit(s); this analysis counts 3.

Asking price: $1,725,000
Monthly cash flow: −$6,750
Estimated rent: $5,850/mo
Break-even price: $456,690

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

4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250
4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250
4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250

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: $1,725,000
Monthly cash flow: −$6,750
Cash to close: $396,750
Cap rate: 1.7%
Cash-on-cash: −20.4%
DSCR: 0.26×
GRM: 24.6
Price per unit: $575,000
Price that breaks even: $456,690
Rent that breaks even: $14,732/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $3.94M vs $9.83M

Monthly breakdown

Rent	$5,850
Vacancy (6%)	−$351
Collected	$5,499
Property tax Public record	−$1,345
Insurance Estimate	−$356
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$526
Capital reserve (9% of rent)	−$526
Net operating income	$2,431
Mortgage (principal + interest)	−$9,181
Cash flow	−$6,750
Principal paid down (equity, not cash)	$1,168

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 $3.94M, stocks $9.83M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,187,028
Minus 6% selling cost	−$251,222
Minus loan still owedTenants' rent paid down all $1,552,500 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	$3,935,806
If you put the same money in stocks
Cash to close ($224,250) invested at 7%	$1,707,048
Monthly shortfalls ($2,475,132 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,412,894
What you'd walk away with	$10,119,943
Building minus stocks	−$6,184,137

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,187,028
Minus 6% selling cost	−$251,222
Minus loan still owedTenants' rent paid down all $1,552,500 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	$3,935,806
If you put the same money in stocks
Cash to close ($224,250) invested at 7%	$1,707,048
Monthly shortfalls ($2,757,678 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,182,726
What you'd walk away with	$10,889,774
Building minus stocks	−$6,953,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,162,755
Minus 6% selling cost	−$249,765
Minus loan still owedTenants' rent paid down all $1,543,500 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	$3,912,990
If you put the same money in stocks
Cash to close ($222,950) invested at 7%	$1,697,152
Monthly shortfalls ($2,453,306 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,343,281
What you'd walk away with	$10,040,434
Building minus stocks	−$6,127,444

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,162,755
Minus 6% selling cost	−$249,765
Minus loan still owedTenants' rent paid down all $1,543,500 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	$3,912,990
If you put the same money in stocks
Cash to close ($222,950) invested at 7%	$1,697,152
Monthly shortfalls ($2,735,853 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,113,113
What you'd walk away with	$10,810,265
Building minus stocks	−$6,897,275

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,187,028
Minus 6% selling cost	−$251,222
Minus loan still owedTenants' rent paid down all $1,380,000 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	$3,935,806
If you put the same money in stocks
Cash to close ($396,750) invested at 7%	$3,020,162
Monthly shortfalls ($2,015,404 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,811,777
What you'd walk away with	$9,831,939
Building minus stocks	−$5,896,133

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,187,028
Minus 6% selling cost	−$251,222
Minus loan still owedTenants' rent paid down all $1,380,000 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	$3,935,806
If you put the same money in stocks
Cash to close ($396,750) invested at 7%	$3,020,162
Monthly shortfalls ($2,297,951 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,581,608
What you'd walk away with	$10,601,770
Building minus stocks	−$6,665,964

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,162,755
Minus 6% selling cost	−$249,765
Minus loan still owedTenants' rent paid down all $1,372,000 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	$3,912,990
If you put the same money in stocks
Cash to close ($394,450) invested at 7%	$3,002,654
Monthly shortfalls ($1,996,243 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,751,446
What you'd walk away with	$9,754,100
Building minus stocks	−$5,841,110

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,162,755
Minus 6% selling cost	−$249,765
Minus loan still owedTenants' rent paid down all $1,372,000 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	$3,912,990
If you put the same money in stocks
Cash to close ($394,450) invested at 7%	$3,002,654
Monthly shortfalls ($2,278,790 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,521,277
What you'd walk away with	$10,523,931
Building minus stocks	−$6,610,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,187,028
Minus 6% selling cost	−$251,222
Minus loan still owedTenants' rent paid down all $1,293,750 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	$3,935,806
If you put the same money in stocks
Cash to close ($483,000) invested at 7%	$3,676,719
Monthly shortfalls ($1,808,828 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,161,331
What you'd walk away with	$9,838,050
Building minus stocks	−$5,902,244

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,187,028
Minus 6% selling cost	−$251,222
Minus loan still owedTenants' rent paid down all $1,293,750 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	$3,935,806
If you put the same money in stocks
Cash to close ($483,000) invested at 7%	$3,676,719
Monthly shortfalls ($2,091,374 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,931,163
What you'd walk away with	$10,607,882
Building minus stocks	−$6,672,076

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,162,755
Minus 6% selling cost	−$249,765
Minus loan still owedTenants' rent paid down all $1,286,250 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	$3,912,990
If you put the same money in stocks
Cash to close ($480,200) invested at 7%	$3,655,405
Monthly shortfalls ($1,790,864 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,104,771
What you'd walk away with	$9,760,175
Building minus stocks	−$5,847,185

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,162,755
Minus 6% selling cost	−$249,765
Minus loan still owedTenants' rent paid down all $1,286,250 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	$3,912,990
If you put the same money in stocks
Cash to close ($480,200) invested at 7%	$3,655,405
Monthly shortfalls ($2,073,411 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,874,602
What you'd walk away with	$10,530,007
Building minus stocks	−$6,617,017

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 2 unit(s); this analysis counts 3. Public record: Minneapolis Active Rental Licenses: 1129 8TH ST SE, units=2
mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 1129 8TH ST SE, grade/tier=Tier 2, status=Active
mediumAsking is $1,268,310 above the price where cash flow breaks even ($456,690) at the default scenario. Based on: Derived: price $1,725,000 vs. break-even $456,690
low$600 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 2402924130035: special assessments (current) = $600.17

Opportunities

The seller bought for $440,000 in Aug 2017, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 2402924130035: last sale 2017-08-01, $440,000
Long time on market: room to negotiate. Based on: Listing data: 231 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)	$16,135
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,269
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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; 12 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	triplex
Living units	3
Year built	1900
Market value (2026)	$849,600
Property tax	$16,135
Special assessments	$600
Homestead	no
Last sale	2017-08-01 · $440,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 249 m away.

Crime in Marcy Holmes

873 incidents in the last 12 months (58 per 1,000 residents), +36% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-02-13New at $1,725,000