2314 Portland Ave S

Minneapolis, MN · Phillips West · Find the listing ↗

Asking price: $409,900
Monthly cash flow: −$14
Estimated rent: $4,200/mo
Break-even price: $407,338

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

5 bed / 1.5 bath (est.)$2,250 $1,900–$2,600
4 bed / 1.5 bath (est.)$1,950 $1,650–$2,250

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: $409,900
Monthly cash flow: −$14
Cash to close: $94,277
Cap rate: 6.3%
Cash-on-cash: −0.2%
DSCR: 0.99×
GRM: 8.1
Price per unit: $204,950
Price that breaks even: $407,338
Rent that breaks even: $4,218/mo
Cash flow turns positive: year 2
Year 30: property vs stocks: $1.74M vs $719K

Monthly breakdown

Rent	$4,200
Vacancy (6%)	−$252
Collected	$3,948
Property tax Public record	−$535
Insurance Estimate	−$259
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$378
Capital reserve (9% of rent)	−$378
Net operating income	$2,168
Mortgage (principal + interest)	−$2,182
Cash flow	−$14
Principal paid down (equity, not cash)	$278

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 $1.74M, stocks $719K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 of principal by year 30	$0
Plus rental profits, invested at 7%$314,224 of profit by year 30, before investment growth	$560,246
What you'd walk away with	$1,495,484
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($20,861 total by yr 30) investedThe money you'd have put into the building while it lost money	$135,629
What you'd walk away with	$541,263
Building minus stocks	$954,221

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 of principal by year 30	$0
Plus rental profits, invested at 7%$151,331 of profit by year 30, before investment growth	$226,342
What you'd walk away with	$1,161,581
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($60,822 total by yr 30) investedThe money you'd have put into the building while it lost money	$354,425
What you'd walk away with	$760,059
Building minus stocks	$401,522

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$332,464 of profit by year 30, before investment growth	$607,196
What you'd walk away with	$1,519,618
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($17,275 total by yr 30) investedThe money you'd have put into the building while it lost money	$112,966
What you'd walk away with	$508,704
Building minus stocks	$1,010,914

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$164,711 of profit by year 30, before investment growth	$252,279
What you'd walk away with	$1,164,701
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($52,376 total by yr 30) investedThe money you'd have put into the building while it lost money	$310,748
What you'd walk away with	$706,487
Building minus stocks	$458,214

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 of principal by year 30	$0
Plus rental profits, invested at 7%$402,769 of profit by year 30, before investment growth	$806,244
What you'd walk away with	$1,741,482
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($164 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,164
What you'd walk away with	$718,825
Building minus stocks	$1,022,657

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 of principal by year 30	$0
Plus rental profits, invested at 7%$217,770 of profit by year 30, before investment growth	$364,959
What you'd walk away with	$1,300,197
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($18,019 total by yr 30) investedThe money you'd have put into the building while it lost money	$112,579
What you'd walk away with	$830,239
Building minus stocks	$469,958

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$421,766 of profit by year 30, before investment growth	$865,411
What you'd walk away with	$1,777,833
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$700,152
Building minus stocks	$1,077,681

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$232,460 of profit by year 30, before investment growth	$399,088
What you'd walk away with	$1,311,510
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($13,549 total by yr 30) investedThe money you'd have put into the building while it lost money	$86,377
What you'd walk away with	$786,529
Building minus stocks	$524,981

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 of principal by year 30	$0
Plus rental profits, invested at 7%$451,692 of profit by year 30, before investment growth	$959,640
What you'd walk away with	$1,894,879
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$873,674
Building minus stocks	$1,021,205

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 of principal by year 30	$0
Plus rental profits, invested at 7%$256,725 of profit by year 30, before investment growth	$458,765
What you'd walk away with	$1,394,004
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($7,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$51,825
What you'd walk away with	$925,498
Building minus stocks	$468,506

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$469,655 of profit by year 30, before investment growth	$1,016,201
What you'd walk away with	$1,928,623
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$852,359
Building minus stocks	$1,076,264

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$271,962 of profit by year 30, before investment growth	$498,087
What you'd walk away with	$1,410,509
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($5,160 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,586
What you'd walk away with	$886,945
Building minus stocks	$523,564

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

mediumAbout 103 m from I 35W: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 35W) at 103 m
low$89 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 3402924110043: special assessments (current) = $89.25

Opportunities

The seller bought for $157,000 in Feb 2013, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3402924110043: last sale 2013-02-01, $157,000
Long time on market: room to negotiate. Based on: Listing data: 123 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)	$6,419
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,109
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 1900: +1 pt capital reserve; 9 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$338,000
Property tax	$6,419
Special assessments	$89
Homestead	no
Last sale	2013-02-01 · $157,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 103 m away.

Crime in Phillips West

311 incidents in the last 12 months (62 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

2026-06-01New at $409,900