Minneapolis › Nicollet Island - East Bank

15 Maple Pl

Minneapolis, MN · Nicollet Island - East Bank · Listing office ↗ · Find the listing ↗

Far off

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

Asking price: $749,900
Monthly cash flow: −$1,632
Estimated rent: $6,150/mo
Break-even price: $443,346

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
1 bed / 1 bath (est.)$1,050 $900–$1,200
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: $749,900
Monthly cash flow: −$1,632
Cash to close: $172,477
Cap rate: 3.8%
Cash-on-cash: −11.4%
DSCR: 0.59×
GRM: 10.2
Price per unit: $149,980
Price that breaks even: $443,346
Rent that breaks even: $8,297/mo
Cash flow turns positive: year 23
Year 30: property vs stocks: $1.75M vs $2.42M

Monthly breakdown

Rent	$6,150
Vacancy (6%)	−$369
Collected	$5,781
Property tax Estimate	−$1,312
Insurance Estimate	−$517
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$554
Capital reserve (9% of rent)	−$554
Net operating income	$2,360
Mortgage (principal + interest)	−$3,991
Cash flow	−$1,632
Principal paid down (equity, not cash)	$508

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 $1.75M, stocks $2.42M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,204
Minus 6% selling cost	−$109,212
Minus loan still owedTenants' rent paid down all $674,910 of principal by year 30	$0
Plus rental profits, invested at 7%$5,053 of profit by year 30, before investment growth	$5,229
What you'd walk away with	$1,716,220
If you put the same money in stocks
Cash to close ($97,487) invested at 7%	$742,096
Monthly shortfalls ($407,020 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,768,165
What you'd walk away with	$2,510,261
Building minus stocks	−$794,041

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,204
Minus 6% selling cost	−$109,212
Minus loan still owedTenants' rent paid down all $674,910 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	$1,710,992
If you put the same money in stocks
Cash to close ($97,487) invested at 7%	$742,096
Monthly shortfalls ($699,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,572,246
What you'd walk away with	$3,314,342
Building minus stocks	−$1,603,350

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,795,932
Minus 6% selling cost	−$107,756
Minus loan still owedTenants' rent paid down all $665,910 of principal by year 30	$0
Plus rental profits, invested at 7%$7,209 of profit by year 30, before investment growth	$7,539
What you'd walk away with	$1,695,714
If you put the same money in stocks
Cash to close ($96,187) invested at 7%	$732,200
Monthly shortfalls ($387,350 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,700,862
What you'd walk away with	$2,433,062
Building minus stocks	−$737,348

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,795,932
Minus 6% selling cost	−$107,756
Minus loan still owedTenants' rent paid down all $665,910 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	$1,688,176
If you put the same money in stocks
Cash to close ($96,187) invested at 7%	$732,200
Monthly shortfalls ($677,177 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,502,633
What you'd walk away with	$3,234,833
Building minus stocks	−$1,546,657

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,204
Minus 6% selling cost	−$109,212
Minus loan still owedTenants' rent paid down all $599,920 of principal by year 30	$0
Plus rental profits, invested at 7%$36,675 of profit by year 30, before investment growth	$42,593
What you'd walk away with	$1,753,585
If you put the same money in stocks
Cash to close ($172,477) invested at 7%	$1,312,939
Monthly shortfalls ($238,787 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,109,484
What you'd walk away with	$2,422,423
Building minus stocks	−$668,838

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,204
Minus 6% selling cost	−$109,212
Minus loan still owedTenants' rent paid down all $599,920 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	$1,710,992
If you put the same money in stocks
Cash to close ($172,477) invested at 7%	$1,312,939
Monthly shortfalls ($499,148 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,876,201
What you'd walk away with	$3,189,140
Building minus stocks	−$1,478,148

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,795,932
Minus 6% selling cost	−$107,756
Minus loan still owedTenants' rent paid down all $591,920 of principal by year 30	$0
Plus rental profits, invested at 7%$41,785 of profit by year 30, before investment growth	$49,146
What you'd walk away with	$1,737,322
If you put the same money in stocks
Cash to close ($170,177) invested at 7%	$1,295,431
Monthly shortfalls ($224,736 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,055,706
What you'd walk away with	$2,351,137
Building minus stocks	−$613,815

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,795,932
Minus 6% selling cost	−$107,756
Minus loan still owedTenants' rent paid down all $591,920 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	$1,688,176
If you put the same money in stocks
Cash to close ($170,177) invested at 7%	$1,295,431
Monthly shortfalls ($479,987 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,815,870
What you'd walk away with	$3,111,301
Building minus stocks	−$1,423,125

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,204
Minus 6% selling cost	−$109,212
Minus loan still owedTenants' rent paid down all $562,425 of principal by year 30	$0
Plus rental profits, invested at 7%$64,063 of profit by year 30, before investment growth	$79,368
What you'd walk away with	$1,790,359
If you put the same money in stocks
Cash to close ($209,972) invested at 7%	$1,598,360
Monthly shortfalls ($176,371 total by yr 30) investedThe money you'd have put into the building while it lost money	$863,494
What you'd walk away with	$2,461,854
Building minus stocks	−$671,495

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,204
Minus 6% selling cost	−$109,212
Minus loan still owedTenants' rent paid down all $562,425 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	$1,710,992
If you put the same money in stocks
Cash to close ($209,972) invested at 7%	$1,598,360
Monthly shortfalls ($409,344 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,593,436
What you'd walk away with	$3,191,797
Building minus stocks	−$1,480,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,795,932
Minus 6% selling cost	−$107,756
Minus loan still owedTenants' rent paid down all $554,925 of principal by year 30	$0
Plus rental profits, invested at 7%$70,649 of profit by year 30, before investment growth	$88,818
What you'd walk away with	$1,776,994
If you put the same money in stocks
Cash to close ($207,172) invested at 7%	$1,577,046
Monthly shortfalls ($164,994 total by yr 30) investedThe money you'd have put into the building while it lost money	$816,384
What you'd walk away with	$2,393,430
Building minus stocks	−$616,436

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,795,932
Minus 6% selling cost	−$107,756
Minus loan still owedTenants' rent paid down all $554,925 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	$1,688,176
If you put the same money in stocks
Cash to close ($207,172) invested at 7%	$1,577,046
Monthly shortfalls ($391,381 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,536,876
What you'd walk away with	$3,113,922
Building minus stocks	−$1,425,746

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: 15 MAPLE PL, units=4
mediumAsking is $306,554 above the price where cash flow breaks even ($443,346) at the default scenario. Based on: Derived: price $749,900 vs. break-even $443,346

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 Estimateestimate. No tax record found; 2.1% of price.	$15,748
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,204
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. built 1900: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1900
Market value (2026)	$0
Property tax	$0
Special assessments	none
Homestead	no
Last sale	—

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 394, about 912 m away.

Crime in Nicollet Island - East Bank

284 incidents in the last 12 months (126 per 1,000 residents), +0% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-10New at $749,900