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Minneapolis › Whittier

2125 Harriet Ave

Minneapolis, MN · Whittier · 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
$995,000
5 units · $199K per unit
Monthly cash flow
−$3,003
at 20% down, 7%
Estimated rent
$6,150/mo
rough estimate
Break-even price
$430,808
where cash flow hits $0

Adjust these numbers in the calculator See the full breakdown

The numbers

Down payment %
Offer
Management
Interest rate %

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
$995,000
Monthly cash flow
−$3,003
Cash to close
$228,850
Cap rate
2.8%
Cash-on-cash
−15.7%
DSCR
0.43×
GRM
13.5
Price per unit
$199,000
Price that breaks even
$430,808
Rent that breaks even
$10,101/mo
Cash flow turns positive
not within 30 years
Year 30: property vs stocks
$2.27M vs $4.40M

Monthly breakdown

Rent$6,150
Vacancy (6%)−$369
Collected$5,781
Property tax Public record−$1,369
Insurance Estimate−$527
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$2,293
Mortgage (principal + interest)−$5,296
Cash flow−$3,003
Principal paid down (equity, not cash)$674

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 $2.27M, stocks $4.40M. Stocks win.

How those totals add up

Year 30
If you buy this building
Sale priceValue grows 3% a year from the price$2,415,126
Minus 6% selling cost−$144,908
Minus loan still owedTenants' rent paid down all $796,000 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$2,270,219
If you put the same money in stocks
Cash to close ($228,850) invested at 7%$1,742,065
Monthly shortfalls ($713,080 total by yr 30) investedThe money you'd have put into the building while it lost money$2,655,558
What you'd walk away with$4,397,622
Building minus stocks−$2,127,403

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: 2125 HARRIET AVE, units=4
  • mediumFlat roof per the city assessor on a stucco building: get its age and a moisture inspection. Public record: Hennepin County parcel 3402924220079: roof=Flat, exterior=STUCCO
  • mediumAsking is $564,192 above the price where cash flow breaks even ($430,808) at the default scenario. Based on: Derived: price $995,000 vs. break-even $430,808
  • low$335 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 3402924220079: special assessments (current) = $334.82

Opportunities

  • Long time on market: room to negotiate. Based on: Listing data: 378 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 Public recordHennepin County record, current payable year (non-homestead)$16,428
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$6,325
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 1910: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear9% / 9%

County record Public record

Recorded asapartment 4 or 5 unit
Living units5
Year built1910
Market value (2026)$865,000
Property tax$16,428
Special assessments$335
Homesteadno
Last sale2022-04-01 · $1,045,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94;MN 55, about 367 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