Minneapolis › Whittier

2121 Harriet Ave

Minneapolis, MN · Whittier · Listing office ↗ · Find the listing ↗

Far off

Asking price: $575,000
Monthly cash flow: −$1,578
Estimated rent: $3,600/mo
Break-even price: $278,462

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

4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900

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: $575,000
Monthly cash flow: −$1,578
Cash to close: $132,250
Cap rate: 3.1%
Cash-on-cash: −14.3%
DSCR: 0.48×
GRM: 13.3
Price per unit: $287,500
Price that breaks even: $278,462
Rent that breaks even: $5,650/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.31M vs $2.29M

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$823
Insurance Estimate	−$237
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,482
Mortgage (principal + interest)	−$3,060
Cash flow	−$1,578
Principal paid down (equity, not cash)	$389

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 $1.31M, stocks $2.29M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 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	$1,311,935
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($471,497 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,816,144
What you'd walk away with	$2,385,160
Building minus stocks	−$1,073,225

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 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	$1,311,935
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($645,371 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,289,887
What you'd walk away with	$2,858,903
Building minus stocks	−$1,546,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $508,500 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	$1,289,119
If you put the same money in stocks
Cash to close ($73,450) invested at 7%	$559,120
Monthly shortfalls ($449,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,746,531
What you'd walk away with	$2,305,651
Building minus stocks	−$1,016,532

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $508,500 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	$1,289,119
If you put the same money in stocks
Cash to close ($73,450) invested at 7%	$559,120
Monthly shortfalls ($623,546 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,220,274
What you'd walk away with	$2,779,394
Building minus stocks	−$1,490,275

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 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	$1,311,935
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($318,254 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,282,439
What you'd walk away with	$2,289,159
Building minus stocks	−$977,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 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	$1,311,935
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($492,129 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,756,181
What you'd walk away with	$2,762,902
Building minus stocks	−$1,450,967

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $452,000 of principal by year 30	$0
Plus rental profits, invested at 7%$326 of profit by year 30, before investment growth	$326
What you'd walk away with	$1,289,445
If you put the same money in stocks
Cash to close ($129,950) invested at 7%	$989,213
Monthly shortfalls ($299,419 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,222,433
What you'd walk away with	$2,211,646
Building minus stocks	−$922,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $452,000 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	$1,289,119
If you put the same money in stocks
Cash to close ($129,950) invested at 7%	$989,213
Monthly shortfalls ($472,968 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,695,850
What you'd walk away with	$2,685,062
Building minus stocks	−$1,395,943

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 of principal by year 30	$0
Plus rental profits, invested at 7%$3,375 of profit by year 30, before investment growth	$3,493
What you'd walk away with	$1,315,428
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($252,770 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,069,116
What you'd walk away with	$2,294,689
Building minus stocks	−$979,261

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 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	$1,311,935
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($423,270 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,539,366
What you'd walk away with	$2,764,939
Building minus stocks	−$1,453,004

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $423,750 of principal by year 30	$0
Plus rental profits, invested at 7%$5,217 of profit by year 30, before investment growth	$5,474
What you'd walk away with	$1,294,593
If you put the same money in stocks
Cash to close ($158,200) invested at 7%	$1,204,259
Monthly shortfalls ($236,649 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,014,537
What you'd walk away with	$2,218,795
Building minus stocks	−$924,202

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $423,750 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	$1,289,119
If you put the same money in stocks
Cash to close ($158,200) invested at 7%	$1,204,259
Monthly shortfalls ($405,307 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,482,805
What you'd walk away with	$2,687,064
Building minus stocks	−$1,397,945

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 $296,538 above the price where cash flow breaks even ($278,462) at the default scenario. Based on: Derived: price $575,000 vs. break-even $278,462
low$288 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 3402924220080: special assessments (current) = $288.09

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 Public recordHennepin County record, current payable year (non-homestead)	$9,872
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,847
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)	$519,800
Property tax	$9,872
Special assessments	$288
Homestead	no
Last sale	2022-05-01 · $625,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 94;MN 55, about 354 m away.

Crime in Whittier

1,136 incidents in the last 12 months (76 per 1,000 residents), +1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-20New at $575,000