Minneapolis › Seward

2316 25th Ave S

Minneapolis, MN · Seward · 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: $799,900
Monthly cash flow: −$1,114
Estimated rent: $6,750/mo
Break-even price: $590,534

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
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

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: $799,900
Monthly cash flow: −$1,114
Cash to close: $183,977
Cap rate: 4.7%
Cash-on-cash: −7.3%
DSCR: 0.74×
GRM: 9.9
Price per unit: $159,980
Price that breaks even: $590,534
Rent that breaks even: $8,216/mo
Cash flow turns positive: year 13
Year 30: property vs stocks: $2.20M vs $1.90M

Monthly breakdown

Rent	$6,750
Vacancy (6%)	−$405
Collected	$6,345
Property tax Public record	−$991
Insurance Estimate	−$511
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$608
Capital reserve (9% of rent)	−$608
Net operating income	$3,143
Mortgage (principal + interest)	−$4,257
Cash flow	−$1,114
Principal paid down (equity, not cash)	$542

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 $2.20M, stocks $1.90M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $719,910 of principal by year 30	$0
Plus rental profits, invested at 7%$152,436 of profit by year 30, before investment growth	$202,684
What you'd walk away with	$2,027,757
If you put the same money in stocks
Cash to close ($103,987) invested at 7%	$791,576
Monthly shortfalls ($200,388 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,064,968
What you'd walk away with	$1,856,544
Building minus stocks	$171,213

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $719,910 of principal by year 30	$0
Plus rental profits, invested at 7%$18,601 of profit by year 30, before investment growth	$20,217
What you'd walk away with	$1,845,290
If you put the same money in stocks
Cash to close ($103,987) invested at 7%	$791,576
Monthly shortfalls ($392,568 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,770,769
What you'd walk away with	$2,562,344
Building minus stocks	−$717,054

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $710,910 of principal by year 30	$0
Plus rental profits, invested at 7%$162,462 of profit by year 30, before investment growth	$218,807
What you'd walk away with	$2,021,064
If you put the same money in stocks
Cash to close ($102,687) invested at 7%	$781,680
Monthly shortfalls ($188,588 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,011,479
What you'd walk away with	$1,793,159
Building minus stocks	$227,905

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $710,910 of principal by year 30	$0
Plus rental profits, invested at 7%$22,204 of profit by year 30, before investment growth	$24,364
What you'd walk away with	$1,826,621
If you put the same money in stocks
Cash to close ($102,687) invested at 7%	$781,680
Monthly shortfalls ($374,345 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,705,303
What you'd walk away with	$2,486,982
Building minus stocks	−$660,361

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $639,920 of principal by year 30	$0
Plus rental profits, invested at 7%$252,791 of profit by year 30, before investment growth	$376,686
What you'd walk away with	$2,201,759
If you put the same money in stocks
Cash to close ($183,977) invested at 7%	$1,400,480
Monthly shortfalls ($87,562 total by yr 30) investedThe money you'd have put into the building while it lost money	$496,516
What you'd walk away with	$1,896,996
Building minus stocks	$304,763

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $639,920 of principal by year 30	$0
Plus rental profits, invested at 7%$65,259 of profit by year 30, before investment growth	$79,230
What you'd walk away with	$1,904,303
If you put the same money in stocks
Cash to close ($183,977) invested at 7%	$1,400,480
Monthly shortfalls ($226,046 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,087,328
What you'd walk away with	$2,487,807
Building minus stocks	−$583,504

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $631,920 of principal by year 30	$0
Plus rental profits, invested at 7%$264,287 of profit by year 30, before investment growth	$398,401
What you'd walk away with	$2,200,658
If you put the same money in stocks
Cash to close ($181,677) invested at 7%	$1,382,972
Monthly shortfalls ($79,898 total by yr 30) investedThe money you'd have put into the building while it lost money	$457,900
What you'd walk away with	$1,840,872
Building minus stocks	$359,786

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $631,920 of principal by year 30	$0
Plus rental profits, invested at 7%$71,646 of profit by year 30, before investment growth	$88,055
What you'd walk away with	$1,890,311
If you put the same money in stocks
Cash to close ($181,677) invested at 7%	$1,382,972
Monthly shortfalls ($213,272 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,035,821
What you'd walk away with	$2,418,792
Building minus stocks	−$528,481

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $599,925 of principal by year 30	$0
Plus rental profits, invested at 7%$313,975 of profit by year 30, before investment growth	$498,070
What you'd walk away with	$2,323,143
If you put the same money in stocks
Cash to close ($223,972) invested at 7%	$1,704,932
Monthly shortfalls ($52,955 total by yr 30) investedThe money you'd have put into the building while it lost money	$316,282
What you'd walk away with	$2,021,214
Building minus stocks	$301,929

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $599,925 of principal by year 30	$0
Plus rental profits, invested at 7%$100,337 of profit by year 30, before investment growth	$129,668
What you'd walk away with	$1,954,741
If you put the same money in stocks
Cash to close ($223,972) invested at 7%	$1,704,932
Monthly shortfalls ($165,332 total by yr 30) investedThe money you'd have put into the building while it lost money	$836,147
What you'd walk away with	$2,541,079
Building minus stocks	−$586,338

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $592,425 of principal by year 30	$0
Plus rental profits, invested at 7%$326,480 of profit by year 30, before investment growth	$524,664
What you'd walk away with	$2,326,921
If you put the same money in stocks
Cash to close ($221,172) invested at 7%	$1,683,618
Monthly shortfalls ($47,496 total by yr 30) investedThe money you'd have put into the building while it lost money	$286,316
What you'd walk away with	$1,969,934
Building minus stocks	$356,987

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $592,425 of principal by year 30	$0
Plus rental profits, invested at 7%$107,857 of profit by year 30, before investment growth	$141,134
What you'd walk away with	$1,943,391
If you put the same money in stocks
Cash to close ($221,172) invested at 7%	$1,683,618
Monthly shortfalls ($154,889 total by yr 30) investedThe money you'd have put into the building while it lost money	$791,053
What you'd walk away with	$2,474,671
Building minus stocks	−$531,280

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: 2316 25TH AVE S, units=4

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)	$11,888
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,135
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 1883: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1883
Market value (2026)	$626,000
Property tax	$11,888
Special assessments	none
Homestead	no
Last sale	2021-06-01 · $865,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 505 m away.

Crime in Seward

516 incidents in the last 12 months (69 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

2026-09-15Price cut at $799,900 (was $850,000) · from listing history
2026-09-15New at $799,900