1535 Adams St NE

Minneapolis, MN · Logan Park · Listing office ↗ · Find the listing ↗

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

Asking price: $254,520
Monthly cash flow: −$172
Estimated rent: $2,700/mo
Break-even price: $222,111

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

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: $254,520
Monthly cash flow: −$172
Cash to close: $58,540
Cap rate: 5.6%
Cash-on-cash: −3.5%
DSCR: 0.87×
GRM: 7.9
Price per unit: $127,260
Price that breaks even: $222,111
Rent that breaks even: $2,924/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $844K vs $489K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$445
Insurance Estimate	−$221
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,182
Mortgage (principal + interest)	−$1,355
Cash flow	−$172
Principal paid down (equity, not cash)	$172

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 $844K, stocks $489K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$617,787
Minus 6% selling cost	−$37,067
Minus loan still owedTenants' rent paid down all $229,068 of principal by year 30	$0
Plus rental profits, invested at 7%$105,843 of profit by year 30, before investment growth	$164,584
What you'd walk away with	$745,303
If you put the same money in stocks
Cash to close ($33,088) invested at 7%	$251,871
Monthly shortfalls ($30,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$180,101
What you'd walk away with	$431,973
Building minus stocks	$313,330

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$617,787
Minus 6% selling cost	−$37,067
Minus loan still owedTenants' rent paid down all $229,068 of principal by year 30	$0
Plus rental profits, invested at 7%$25,700 of profit by year 30, before investment growth	$31,732
What you'd walk away with	$612,451
If you put the same money in stocks
Cash to close ($33,088) invested at 7%	$251,871
Monthly shortfalls ($80,267 total by yr 30) investedThe money you'd have put into the building while it lost money	$402,556
What you'd walk away with	$654,427
Building minus stocks	−$41,976

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$593,514
Minus 6% selling cost	−$35,611
Minus loan still owedTenants' rent paid down all $220,068 of principal by year 30	$0
Plus rental profits, invested at 7%$120,528 of profit by year 30, before investment growth	$195,257
What you'd walk away with	$753,161
If you put the same money in stocks
Cash to close ($31,788) invested at 7%	$241,975
Monthly shortfalls ($22,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$141,162
What you'd walk away with	$383,137
Building minus stocks	$370,024

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$593,514
Minus 6% selling cost	−$35,611
Minus loan still owedTenants' rent paid down all $220,068 of principal by year 30	$0
Plus rental profits, invested at 7%$33,812 of profit by year 30, before investment growth	$43,516
What you'd walk away with	$601,420
If you put the same money in stocks
Cash to close ($31,788) invested at 7%	$241,975
Monthly shortfalls ($66,553 total by yr 30) investedThe money you'd have put into the building while it lost money	$344,728
What you'd walk away with	$586,703
Building minus stocks	$14,717

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$617,787
Minus 6% selling cost	−$37,067
Minus loan still owedTenants' rent paid down all $203,616 of principal by year 30	$0
Plus rental profits, invested at 7%$150,326 of profit by year 30, before investment growth	$263,752
What you'd walk away with	$844,472
If you put the same money in stocks
Cash to close ($58,540) invested at 7%	$445,618
Monthly shortfalls ($6,654 total by yr 30) investedThe money you'd have put into the building while it lost money	$43,028
What you'd walk away with	$488,647
Building minus stocks	$355,825

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$617,787
Minus 6% selling cost	−$37,067
Minus loan still owedTenants' rent paid down all $203,616 of principal by year 30	$0
Plus rental profits, invested at 7%$51,739 of profit by year 30, before investment growth	$72,103
What you'd walk away with	$652,822
If you put the same money in stocks
Cash to close ($58,540) invested at 7%	$445,618
Monthly shortfalls ($38,473 total by yr 30) investedThe money you'd have put into the building while it lost money	$206,686
What you'd walk away with	$652,304
Building minus stocks	$518

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$593,514
Minus 6% selling cost	−$35,611
Minus loan still owedTenants' rent paid down all $195,616 of principal by year 30	$0
Plus rental profits, invested at 7%$166,289 of profit by year 30, before investment growth	$304,169
What you'd walk away with	$862,072
If you put the same money in stocks
Cash to close ($56,240) invested at 7%	$428,110
Monthly shortfalls ($3,457 total by yr 30) investedThe money you'd have put into the building while it lost money	$23,114
What you'd walk away with	$451,224
Building minus stocks	$410,848

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$593,514
Minus 6% selling cost	−$35,611
Minus loan still owedTenants' rent paid down all $195,616 of principal by year 30	$0
Plus rental profits, invested at 7%$62,035 of profit by year 30, before investment growth	$90,158
What you'd walk away with	$648,062
If you put the same money in stocks
Cash to close ($56,240) invested at 7%	$428,110
Monthly shortfalls ($29,609 total by yr 30) investedThe money you'd have put into the building while it lost money	$164,410
What you'd walk away with	$592,520
Building minus stocks	$55,542

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$617,787
Minus 6% selling cost	−$37,067
Minus loan still owedTenants' rent paid down all $190,890 of principal by year 30	$0
Plus rental profits, invested at 7%$176,188 of profit by year 30, before investment growth	$330,600
What you'd walk away with	$911,320
If you put the same money in stocks
Cash to close ($71,266) invested at 7%	$542,492
Monthly shortfalls ($2,037 total by yr 30) investedThe money you'd have put into the building while it lost money	$13,904
What you'd walk away with	$556,396
Building minus stocks	$354,924

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$617,787
Minus 6% selling cost	−$37,067
Minus loan still owedTenants' rent paid down all $190,890 of principal by year 30	$0
Plus rental profits, invested at 7%$68,609 of profit by year 30, before investment growth	$102,299
What you'd walk away with	$683,019
If you put the same money in stocks
Cash to close ($71,266) invested at 7%	$542,492
Monthly shortfalls ($24,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$140,911
What you'd walk away with	$683,403
Building minus stocks	−$384

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$593,514
Minus 6% selling cost	−$35,611
Minus loan still owedTenants' rent paid down all $183,390 of principal by year 30	$0
Plus rental profits, invested at 7%$192,653 of profit by year 30, before investment growth	$377,048
What you'd walk away with	$934,952
If you put the same money in stocks
Cash to close ($68,466) invested at 7%	$521,178
Monthly shortfalls ($539 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,792
What you'd walk away with	$524,970
Building minus stocks	$409,982

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$593,514
Minus 6% selling cost	−$35,611
Minus loan still owedTenants' rent paid down all $183,390 of principal by year 30	$0
Plus rental profits, invested at 7%$79,795 of profit by year 30, before investment growth	$124,043
What you'd walk away with	$681,947
If you put the same money in stocks
Cash to close ($68,466) invested at 7%	$521,178
Monthly shortfalls ($18,087 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,094
What you'd walk away with	$627,272
Building minus stocks	$54,675

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: 1535 ADAMS ST NE, units=1
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: 1535 ADAMS ST NE, grade/tier=Tier 2, status=Active

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 93 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.	$5,345
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,657
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 1910: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1910
Market value (2026)	$409,900
Property tax	$6,209
Special assessments	none
Homestead	no
Last sale	—

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 1 unit(s), Tier 2, status active, renews 2026-03-01.

Nearest highway

I 35W, about 1512 m away.

Crime in Logan Park

183 incidents in the last 12 months (85 per 1,000 residents), +21% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-01New at $254,520