Minneapolis › Lyndale

16 W 33rd St

Minneapolis, MN · Lyndale · Find the listing ↗

Far off

Asking price: $680,000
Monthly cash flow: −$2,590
Estimated rent: $3,750/mo
Break-even price: $193,314

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
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: $680,000
Monthly cash flow: −$2,590
Cash to close: $156,400
Cap rate: 1.8%
Cash-on-cash: −19.9%
DSCR: 0.28×
GRM: 15.1
Price per unit: $226,667
Price that breaks even: $193,314
Rent that breaks even: $7,114/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.55M vs $3.86M

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Estimate	−$1,190
Insurance Estimate	−$354
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (9% of rent)	−$338
Net operating income	$1,029
Mortgage (principal + interest)	−$3,619
Cash flow	−$2,590
Principal paid down (equity, not cash)	$461

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 $1.55M, stocks $3.86M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,650,538
Minus 6% selling cost	−$99,032
Minus loan still owedTenants' rent paid down all $612,000 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	$1,551,506
If you put the same money in stocks
Cash to close ($88,400) invested at 7%	$672,923
Monthly shortfalls ($987,020 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,304,398
What you'd walk away with	$3,977,322
Building minus stocks	−$2,425,816

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,650,538
Minus 6% selling cost	−$99,032
Minus loan still owedTenants' rent paid down all $612,000 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	$1,551,506
If you put the same money in stocks
Cash to close ($88,400) invested at 7%	$672,923
Monthly shortfalls ($1,168,139 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,797,880
What you'd walk away with	$4,470,803
Building minus stocks	−$2,919,297

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,626,266
Minus 6% selling cost	−$97,576
Minus loan still owedTenants' rent paid down all $603,000 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	$1,528,690
If you put the same money in stocks
Cash to close ($87,100) invested at 7%	$663,027
Monthly shortfalls ($965,194 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,234,785
What you'd walk away with	$3,897,813
Building minus stocks	−$2,369,123

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,626,266
Minus 6% selling cost	−$97,576
Minus loan still owedTenants' rent paid down all $603,000 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	$1,528,690
If you put the same money in stocks
Cash to close ($87,100) invested at 7%	$663,027
Monthly shortfalls ($1,146,314 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,728,267
What you'd walk away with	$4,391,294
Building minus stocks	−$2,862,604

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,650,538
Minus 6% selling cost	−$99,032
Minus loan still owedTenants' rent paid down all $544,000 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	$1,551,506
If you put the same money in stocks
Cash to close ($156,400) invested at 7%	$1,190,557
Monthly shortfalls ($805,794 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,673,233
What you'd walk away with	$3,863,790
Building minus stocks	−$2,312,284

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,650,538
Minus 6% selling cost	−$99,032
Minus loan still owedTenants' rent paid down all $544,000 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	$1,551,506
If you put the same money in stocks
Cash to close ($156,400) invested at 7%	$1,190,557
Monthly shortfalls ($986,913 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,166,715
What you'd walk away with	$4,357,272
Building minus stocks	−$2,805,766

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,626,266
Minus 6% selling cost	−$97,576
Minus loan still owedTenants' rent paid down all $536,000 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	$1,528,690
If you put the same money in stocks
Cash to close ($154,100) invested at 7%	$1,173,049
Monthly shortfalls ($786,633 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,612,902
What you'd walk away with	$3,785,950
Building minus stocks	−$2,257,260

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,626,266
Minus 6% selling cost	−$97,576
Minus loan still owedTenants' rent paid down all $536,000 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	$1,528,690
If you put the same money in stocks
Cash to close ($154,100) invested at 7%	$1,173,049
Monthly shortfalls ($967,753 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,106,384
What you'd walk away with	$4,279,432
Building minus stocks	−$2,750,742

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,650,538
Minus 6% selling cost	−$99,032
Minus loan still owedTenants' rent paid down all $510,000 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	$1,551,506
If you put the same money in stocks
Cash to close ($190,400) invested at 7%	$1,449,373
Monthly shortfalls ($724,361 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,416,826
What you'd walk away with	$3,866,199
Building minus stocks	−$2,314,693

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,650,538
Minus 6% selling cost	−$99,032
Minus loan still owedTenants' rent paid down all $510,000 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	$1,551,506
If you put the same money in stocks
Cash to close ($190,400) invested at 7%	$1,449,373
Monthly shortfalls ($905,480 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,910,307
What you'd walk away with	$4,359,681
Building minus stocks	−$2,808,175

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,626,266
Minus 6% selling cost	−$97,576
Minus loan still owedTenants' rent paid down all $502,500 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	$1,528,690
If you put the same money in stocks
Cash to close ($187,600) invested at 7%	$1,428,059
Monthly shortfalls ($706,398 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,360,265
What you'd walk away with	$3,788,324
Building minus stocks	−$2,259,634

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,626,266
Minus 6% selling cost	−$97,576
Minus loan still owedTenants' rent paid down all $502,500 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	$1,528,690
If you put the same money in stocks
Cash to close ($187,600) invested at 7%	$1,428,059
Monthly shortfalls ($887,517 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,853,747
What you'd walk away with	$4,281,806
Building minus stocks	−$2,753,116

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

mediumAsking is $486,686 above the price where cash flow breaks even ($193,314) at the default scenario. Based on: Derived: price $680,000 vs. break-even $193,314
lowSold for $690,000 in Apr 2024, more than today's asking price. Ask why the owner is selling again so soon. Public record: Hennepin County parcel 0302824240017: last sale 2024-04-01, $690,000

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.	$14,280
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,243
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 1912: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	triplex
Living units	3
Year built	1912
Market value (2026)	$617,100
Property tax	$9,964
Special assessments	none
Homestead	no
Last sale	2024-04-01 · $690,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 3 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 316 m away.

Crime in Lyndale

475 incidents in the last 12 months (66 per 1,000 residents), −2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-23Price cut at $680,000 (was $715,000) · from listing history
2026-09-23New at $680,000