Minneapolis › Como

2500 Como Ave SE

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

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

Asking price: $799,000
Monthly cash flow: −$455
Estimated rent: $7,350/mo
Break-even price: $713,536

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

3 bed / 1 bath (est.)$1,650 $1,400–$1,900
3 bed / 1 bath (est.)$1,650 $1,400–$1,900
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: $799,000
Monthly cash flow: −$455
Cash to close: $183,770
Cap rate: 5.7%
Cash-on-cash: −3.0%
DSCR: 0.89×
GRM: 9.1
Price per unit: $159,800
Price that breaks even: $713,536
Rent that breaks even: $7,941/mo
Cash flow turns positive: year 6
Year 30: property vs stocks: $2.83M vs $1.49M

Monthly breakdown

Rent	$7,350
Vacancy (6%)	−$441
Collected	$6,909
Property tax Public record	−$918
Insurance Estimate	−$459
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$662
Capital reserve (8% of rent)	−$588
Net operating income	$3,798
Mortgage (principal + interest)	−$4,253
Cash flow	−$455
Principal paid down (equity, not cash)	$541

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 $2.83M, stocks $1.49M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,939,383
Minus 6% selling cost	−$116,363
Minus loan still owedTenants' rent paid down all $719,100 of principal by year 30	$0
Plus rental profits, invested at 7%$413,810 of profit by year 30, before investment growth	$665,270
What you'd walk away with	$2,488,290
If you put the same money in stocks
Cash to close ($103,870) invested at 7%	$790,685
Monthly shortfalls ($79,964 total by yr 30) investedThe money you'd have put into the building while it lost money	$491,426
What you'd walk away with	$1,282,111
Building minus stocks	$1,206,179

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,939,383
Minus 6% selling cost	−$116,363
Minus loan still owedTenants' rent paid down all $719,100 of principal by year 30	$0
Plus rental profits, invested at 7%$168,976 of profit by year 30, before investment growth	$228,119
What you'd walk away with	$2,051,139
If you put the same money in stocks
Cash to close ($103,870) invested at 7%	$790,685
Monthly shortfalls ($190,125 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,021,499
What you'd walk away with	$1,812,184
Building minus stocks	$238,955

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,915,110
Minus 6% selling cost	−$114,907
Minus loan still owedTenants' rent paid down all $710,100 of principal by year 30	$0
Plus rental profits, invested at 7%$428,899 of profit by year 30, before investment growth	$697,507
What you'd walk away with	$2,497,711
If you put the same money in stocks
Cash to close ($102,570) invested at 7%	$780,789
Monthly shortfalls ($73,227 total by yr 30) investedThe money you'd have put into the building while it lost money	$454,050
What you'd walk away with	$1,234,839
Building minus stocks	$1,262,872

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,915,110
Minus 6% selling cost	−$114,907
Minus loan still owedTenants' rent paid down all $710,100 of principal by year 30	$0
Plus rental profits, invested at 7%$179,097 of profit by year 30, before investment growth	$244,481
What you'd walk away with	$2,044,685
If you put the same money in stocks
Cash to close ($102,570) invested at 7%	$780,789
Monthly shortfalls ($178,420 total by yr 30) investedThe money you'd have put into the building while it lost money	$968,248
What you'd walk away with	$1,749,037
Building minus stocks	$295,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,939,383
Minus 6% selling cost	−$116,363
Minus loan still owedTenants' rent paid down all $639,200 of principal by year 30	$0
Plus rental profits, invested at 7%$561,182 of profit by year 30, before investment growth	$1,010,832
What you'd walk away with	$2,833,852
If you put the same money in stocks
Cash to close ($183,770) invested at 7%	$1,398,904
Monthly shortfalls ($14,396 total by yr 30) investedThe money you'd have put into the building while it lost money	$95,369
What you'd walk away with	$1,494,273
Building minus stocks	$1,339,579

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,939,383
Minus 6% selling cost	−$116,363
Minus loan still owedTenants' rent paid down all $639,200 of principal by year 30	$0
Plus rental profits, invested at 7%$272,484 of profit by year 30, before investment growth	$411,240
What you'd walk away with	$2,234,260
If you put the same money in stocks
Cash to close ($183,770) invested at 7%	$1,398,904
Monthly shortfalls ($80,692 total by yr 30) investedThe money you'd have put into the building while it lost money	$463,001
What you'd walk away with	$1,861,905
Building minus stocks	$372,355

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,915,110
Minus 6% selling cost	−$114,907
Minus loan still owedTenants' rent paid down all $631,200 of principal by year 30	$0
Plus rental profits, invested at 7%$577,558 of profit by year 30, before investment growth	$1,053,444
What you'd walk away with	$2,853,647
If you put the same money in stocks
Cash to close ($181,470) invested at 7%	$1,381,396
Monthly shortfalls ($11,610 total by yr 30) investedThe money you'd have put into the building while it lost money	$77,649
What you'd walk away with	$1,459,045
Building minus stocks	$1,394,602

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,915,110
Minus 6% selling cost	−$114,907
Minus loan still owedTenants' rent paid down all $631,200 of principal by year 30	$0
Plus rental profits, invested at 7%$284,619 of profit by year 30, before investment growth	$435,113
What you'd walk away with	$2,235,317
If you put the same money in stocks
Cash to close ($181,470) invested at 7%	$1,381,396
Monthly shortfalls ($73,666 total by yr 30) investedThe money you'd have put into the building while it lost money	$426,543
What you'd walk away with	$1,807,939
Building minus stocks	$427,378

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,939,383
Minus 6% selling cost	−$116,363
Minus loan still owedTenants' rent paid down all $599,250 of principal by year 30	$0
Plus rental profits, invested at 7%$645,753 of profit by year 30, before investment growth	$1,239,624
What you'd walk away with	$3,062,643
If you put the same money in stocks
Cash to close ($223,720) invested at 7%	$1,703,014
Monthly shortfalls ($3,283 total by yr 30) investedThe money you'd have put into the building while it lost money	$22,882
What you'd walk away with	$1,725,895
Building minus stocks	$1,336,748

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,939,383
Minus 6% selling cost	−$116,363
Minus loan still owedTenants' rent paid down all $599,250 of principal by year 30	$0
Plus rental profits, invested at 7%$335,556 of profit by year 30, before investment growth	$539,549
What you'd walk away with	$2,362,568
If you put the same money in stocks
Cash to close ($223,720) invested at 7%	$1,703,014
Monthly shortfalls ($48,080 total by yr 30) investedThe money you'd have put into the building while it lost money	$290,031
What you'd walk away with	$1,993,044
Building minus stocks	$369,524

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,915,110
Minus 6% selling cost	−$114,907
Minus loan still owedTenants' rent paid down all $591,750 of principal by year 30	$0
Plus rental profits, invested at 7%$662,518 of profit by year 30, before investment growth	$1,287,943
What you'd walk away with	$3,088,147
If you put the same money in stocks
Cash to close ($220,920) invested at 7%	$1,681,699
Monthly shortfalls ($2,085 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,641
What you'd walk away with	$1,696,340
Building minus stocks	$1,391,807

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,915,110
Minus 6% selling cost	−$114,907
Minus loan still owedTenants' rent paid down all $591,750 of principal by year 30	$0
Plus rental profits, invested at 7%$348,130 of profit by year 30, before investment growth	$566,413
What you'd walk away with	$2,366,616
If you put the same money in stocks
Cash to close ($220,920) invested at 7%	$1,681,699
Monthly shortfalls ($42,691 total by yr 30) investedThe money you'd have put into the building while it lost money	$260,334
What you'd walk away with	$1,942,033
Building minus stocks	$424,583

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: 2500 COMO AVE SE, units=4
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 1902923130036: roof=Flat, exterior=WOOD

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)	$11,015
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,506
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. 12 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1922
Market value (2026)	$580,000
Property tax	$11,015
Special assessments	none
Homestead	no
Last sale	2019-01-01 · $610,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 280, about 1042 m away.

Crime in Como

413 incidents in the last 12 months (61 per 1,000 residents), +33% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-09Price cut at $799,000 (was $820,000) · from listing history
2026-07-09New at $799,000