Minneapolis › Nicollet Island - East Bank

167 Nicollet St

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

Overpriced

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

Asking price: $549,900
Monthly cash flow: −$930
Estimated rent: $5,100/mo
Break-even price: $375,215

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
0 bed / 1 bath (est.)$900 $775–$1,025

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: $549,900
Monthly cash flow: −$930
Cash to close: $126,477
Cap rate: 4.4%
Cash-on-cash: −8.8%
DSCR: 0.68×
GRM: 9.0
Price per unit: $109,980
Price that breaks even: $375,215
Rent that breaks even: $6,307/mo
Cash flow turns positive: year 17
Year 30: property vs stocks: $1.38M vs $1.47M

Monthly breakdown

Rent	$5,100
Vacancy (6%)	−$306
Collected	$4,794
Property tax Estimate	−$962
Insurance Estimate	−$483
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$408
Capital reserve (9% of rent)	−$459
Net operating income	$1,997
Mortgage (principal + interest)	−$2,927
Cash flow	−$930
Principal paid down (equity, not cash)	$372

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 $1.38M, stocks $1.47M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $494,910 of principal by year 30	$0
Plus rental profits, invested at 7%$40,460 of profit by year 30, before investment growth	$48,304
What you'd walk away with	$1,302,970
If you put the same money in stocks
Cash to close ($71,487) invested at 7%	$544,177
Monthly shortfalls ($194,267 total by yr 30) investedThe money you'd have put into the building while it lost money	$947,645
What you'd walk away with	$1,491,822
Building minus stocks	−$188,852

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $494,910 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	$1,254,667
If you put the same money in stocks
Cash to close ($71,487) invested at 7%	$544,177
Monthly shortfalls ($400,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,570,476
What you'd walk away with	$2,114,654
Building minus stocks	−$859,987

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $485,910 of principal by year 30	$0
Plus rental profits, invested at 7%$47,162 of profit by year 30, before investment growth	$57,344
What you'd walk away with	$1,289,194
If you put the same money in stocks
Cash to close ($70,187) invested at 7%	$534,281
Monthly shortfalls ($179,143 total by yr 30) investedThe money you'd have put into the building while it lost money	$887,072
What you'd walk away with	$1,421,353
Building minus stocks	−$132,159

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $485,910 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	$1,231,850
If you put the same money in stocks
Cash to close ($70,187) invested at 7%	$534,281
Monthly shortfalls ($378,304 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,500,863
What you'd walk away with	$2,035,145
Building minus stocks	−$803,295

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $439,920 of principal by year 30	$0
Plus rental profits, invested at 7%$90,495 of profit by year 30, before investment growth	$121,869
What you'd walk away with	$1,376,536
If you put the same money in stocks
Cash to close ($126,477) invested at 7%	$962,775
Monthly shortfalls ($97,749 total by yr 30) investedThe money you'd have put into the building while it lost money	$510,802
What you'd walk away with	$1,473,577
Building minus stocks	−$97,041

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $439,920 of principal by year 30	$0
Plus rental profits, invested at 7%$1,090 of profit by year 30, before investment growth	$1,102
What you'd walk away with	$1,255,768
If you put the same money in stocks
Cash to close ($126,477) invested at 7%	$962,775
Monthly shortfalls ($254,666 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,061,169
What you'd walk away with	$2,023,945
Building minus stocks	−$768,177

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $431,920 of principal by year 30	$0
Plus rental profits, invested at 7%$99,571 of profit by year 30, before investment growth	$136,619
What you'd walk away with	$1,368,470
If you put the same money in stocks
Cash to close ($124,177) invested at 7%	$945,267
Monthly shortfalls ($87,665 total by yr 30) investedThe money you'd have put into the building while it lost money	$465,221
What you'd walk away with	$1,410,488
Building minus stocks	−$42,018

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $431,920 of principal by year 30	$0
Plus rental profits, invested at 7%$2,430 of profit by year 30, before investment growth	$2,496
What you'd walk away with	$1,234,346
If you put the same money in stocks
Cash to close ($124,177) invested at 7%	$945,267
Monthly shortfalls ($236,846 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,002,232
What you'd walk away with	$1,947,499
Building minus stocks	−$713,153

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $412,425 of principal by year 30	$0
Plus rental profits, invested at 7%$123,839 of profit by year 30, before investment growth	$178,283
What you'd walk away with	$1,432,950
If you put the same money in stocks
Cash to close ($153,972) invested at 7%	$1,172,074
Monthly shortfalls ($65,240 total by yr 30) investedThe money you'd have put into the building while it lost money	$359,865
What you'd walk away with	$1,531,939
Building minus stocks	−$98,989

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $412,425 of principal by year 30	$0
Plus rental profits, invested at 7%$8,156 of profit by year 30, before investment growth	$8,808
What you'd walk away with	$1,263,475
If you put the same money in stocks
Cash to close ($153,972) invested at 7%	$1,172,074
Monthly shortfalls ($195,880 total by yr 30) investedThe money you'd have put into the building while it lost money	$861,525
What you'd walk away with	$2,033,600
Building minus stocks	−$770,125

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $404,925 of principal by year 30	$0
Plus rental profits, invested at 7%$134,018 of profit by year 30, before investment growth	$196,749
What you'd walk away with	$1,428,600
If you put the same money in stocks
Cash to close ($151,172) invested at 7%	$1,150,760
Monthly shortfalls ($57,456 total by yr 30) investedThe money you'd have put into the building while it lost money	$321,771
What you'd walk away with	$1,472,531
Building minus stocks	−$43,931

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $404,925 of principal by year 30	$0
Plus rental profits, invested at 7%$11,210 of profit by year 30, before investment growth	$12,336
What you'd walk away with	$1,244,187
If you put the same money in stocks
Cash to close ($151,172) invested at 7%	$1,150,760
Monthly shortfalls ($180,971 total by yr 30) investedThe money you'd have put into the building while it lost money	$808,493
What you'd walk away with	$1,959,253
Building minus stocks	−$715,066

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: 167 NICOLLET ST, units=4
mediumAsking is $174,685 above the price where cash flow breaks even ($375,215) at the default scenario. Based on: Derived: price $549,900 vs. break-even $375,215

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.	$11,548
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,792
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% / 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 973 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 $549,900