1332 Logan Ave N

Minneapolis, MN · Willard - Hay · Find the listing ↗

Overpriced

Needs more info before these numbers mean much. The city's rental license covers 1 unit(s); this analysis counts 2.

Asking price: $290,000
Monthly cash flow: −$597
Estimated rent: $2,400/mo
Break-even price: $177,833

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: $290,000
Monthly cash flow: −$597
Cash to close: $66,700
Cap rate: 3.9%
Cash-on-cash: −10.7%
DSCR: 0.61×
GRM: 10.1
Price per unit: $145,000
Price that breaks even: $177,833
Rent that breaks even: $3,165/mo
Cash flow turns positive: year 22
Year 30: property vs stocks: $687K vs $895K

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Estimate	−$508
Insurance Estimate	−$188
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (8% of rent)	−$192
Net operating income	$946
Mortgage (principal + interest)	−$1,544
Cash flow	−$597
Principal paid down (equity, not cash)	$196

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 $687K, stocks $895K. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 of principal by year 30	$0
Plus rental profits, invested at 7%$4,831 of profit by year 30, before investment growth	$5,170
What you'd walk away with	$666,842
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($142,367 total by yr 30) investedThe money you'd have put into the building while it lost money	$636,898
What you'd walk away with	$923,880
Building minus stocks	−$257,038

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 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	$661,672
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($253,452 total by yr 30) investedThe money you'd have put into the building while it lost money	$947,556
What you'd walk away with	$1,234,538
Building minus stocks	−$572,866

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$8,562 of profit by year 30, before investment growth	$9,501
What you'd walk away with	$648,357
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($124,272 total by yr 30) investedThe money you'd have put into the building while it lost money	$571,616
What you'd walk away with	$848,702
Building minus stocks	−$200,345

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 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	$638,855
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($231,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$877,943
What you'd walk away with	$1,155,029
Building minus stocks	−$516,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 of principal by year 30	$0
Plus rental profits, invested at 7%$20,699 of profit by year 30, before investment growth	$24,934
What you'd walk away with	$686,606
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($80,947 total by yr 30) investedThe money you'd have put into the building while it lost money	$387,488
What you'd walk away with	$895,226
Building minus stocks	−$208,620

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 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	$661,672
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($176,165 total by yr 30) investedThe money you'd have put into the building while it lost money	$678,383
What you'd walk away with	$1,186,120
Building minus stocks	−$524,448

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$27,194 of profit by year 30, before investment growth	$33,977
What you'd walk away with	$672,832
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($68,281 total by yr 30) investedThe money you'd have put into the building while it lost money	$336,200
What you'd walk away with	$826,429
Building minus stocks	−$153,597

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 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	$638,855
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($157,004 total by yr 30) investedThe money you'd have put into the building while it lost money	$618,051
What you'd walk away with	$1,108,281
Building minus stocks	−$469,426

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 of principal by year 30	$0
Plus rental profits, invested at 7%$33,152 of profit by year 30, before investment growth	$42,693
What you'd walk away with	$704,365
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($58,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$295,897
What you'd walk away with	$914,013
Building minus stocks	−$209,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 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	$661,672
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($141,436 total by yr 30) investedThe money you'd have put into the building while it lost money	$569,032
What you'd walk away with	$1,187,147
Building minus stocks	−$525,475

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$40,794 of profit by year 30, before investment growth	$54,438
What you'd walk away with	$693,293
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($48,350 total by yr 30) investedThe money you'd have put into the building while it lost money	$251,082
What you'd walk away with	$847,882
Building minus stocks	−$154,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$312 of profit by year 30, before investment growth	$312
What you'd walk away with	$639,168
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($123,785 total by yr 30) investedThe money you'd have put into the building while it lost money	$512,784
What you'd walk away with	$1,109,585
Building minus stocks	−$470,417

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 1 unit(s); this analysis counts 2. Public record: Minneapolis Active Rental Licenses: 1332 LOGAN AVE N, units=1
mediumAsking is $112,167 above the price where cash flow breaks even ($177,833) at the default scenario. Based on: Derived: price $290,000 vs. break-even $177,833

Opportunities

The seller bought for $27,000 in May 2009, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1602924340117: last sale 2009-05-01, $27,000
Long time on market: room to negotiate. Based on: Listing data: 447 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.	$6,090
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,256
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	1962
Market value (2026)	$195,300
Property tax	$2,616
Special assessments	none
Homestead	no
Last sale	2009-05-01 · $27,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 1 unit(s), Tier 1, status active, renews 2026-03-01.

Nearest highway

I 94, about 1199 m away.

Crime in Willard - Hay

428 incidents in the last 12 months (48 per 1,000 residents), +12% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2025-07-12New at $290,000