2512 N 6th St

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

Asking price: $525,000
Monthly cash flow: −$299
Estimated rent: $4,650/mo
Break-even price: $468,868

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

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: $525,000
Monthly cash flow: −$299
Cash to close: $120,750
Cap rate: 5.7%
Cash-on-cash: −3.0%
DSCR: 0.89×
GRM: 9.4
Price per unit: $175,000
Price that breaks even: $468,868
Rent that breaks even: $5,043/mo
Cash flow turns positive: year 6
Year 30: property vs stocks: $1.88M vs $981K

Monthly breakdown

Rent	$4,650
Vacancy (6%)	−$279
Collected	$4,371
Property tax Public record	−$408
Insurance Estimate	−$315
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$418
Capital reserve (9% of rent)	−$418
Net operating income	$2,496
Mortgage (principal + interest)	−$2,794
Cash flow	−$299
Principal paid down (equity, not cash)	$356

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 $1.88M, stocks $981K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 of principal by year 30	$0
Plus rental profits, invested at 7%$280,471 of profit by year 30, before investment growth	$452,009
What you'd walk away with	$1,649,863
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($52,062 total by yr 30) investedThe money you'd have put into the building while it lost money	$320,566
What you'd walk away with	$840,102
Building minus stocks	$809,761

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 of principal by year 30	$0
Plus rental profits, invested at 7%$123,352 of profit by year 30, before investment growth	$168,665
What you'd walk away with	$1,366,519
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($119,532 total by yr 30) investedThe money you'd have put into the building while it lost money	$649,140
What you'd walk away with	$1,168,676
Building minus stocks	$197,843

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $463,500 of principal by year 30	$0
Plus rental profits, invested at 7%$295,867 of profit by year 30, before investment growth	$485,518
What you'd walk away with	$1,660,555
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($45,633 total by yr 30) investedThe money you'd have put into the building while it lost money	$284,462
What you'd walk away with	$794,102
Building minus stocks	$866,453

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $463,500 of principal by year 30	$0
Plus rental profits, invested at 7%$134,130 of profit by year 30, before investment growth	$186,721
What you'd walk away with	$1,361,759
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($108,484 total by yr 30) investedThe money you'd have put into the building while it lost money	$597,582
What you'd walk away with	$1,107,223
Building minus stocks	$254,536

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$377,658 of profit by year 30, before investment growth	$680,667
What you'd walk away with	$1,878,521
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($9,333 total by yr 30) investedThe money you'd have put into the building while it lost money	$61,927
What you'd walk away with	$981,107
Building minus stocks	$897,414

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$193,663 of profit by year 30, before investment growth	$295,791
What you'd walk away with	$1,493,645
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($49,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$288,969
What you'd walk away with	$1,208,149
Building minus stocks	$285,496

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $412,000 of principal by year 30	$0
Plus rental profits, invested at 7%$394,163 of profit by year 30, before investment growth	$723,982
What you'd walk away with	$1,899,020
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($6,677 total by yr 30) investedThe money you'd have put into the building while it lost money	$44,911
What you'd walk away with	$946,583
Building minus stocks	$952,437

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $412,000 of principal by year 30	$0
Plus rental profits, invested at 7%$205,976 of profit by year 30, before investment growth	$320,306
What you'd walk away with	$1,495,344
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($43,078 total by yr 30) investedThe money you'd have put into the building while it lost money	$253,153
What you'd walk away with	$1,154,824
Building minus stocks	$340,520

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$433,339 of profit by year 30, before investment growth	$831,641
What you'd walk away with	$2,029,495
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($2,143 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,940
What you'd walk away with	$1,133,942
Building minus stocks	$895,553

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$235,870 of profit by year 30, before investment growth	$382,953
What you'd walk away with	$1,580,807
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($29,261 total by yr 30) investedThe money you'd have put into the building while it lost money	$178,169
What you'd walk away with	$1,297,171
Building minus stocks	$283,636

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $386,250 of principal by year 30	$0
Plus rental profits, invested at 7%$450,105 of profit by year 30, before investment growth	$879,961
What you'd walk away with	$2,054,999
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($945 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,699
What you'd walk away with	$1,104,386
Building minus stocks	$950,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $386,250 of principal by year 30	$0
Plus rental profits, invested at 7%$248,938 of profit by year 30, before investment growth	$411,865
What you'd walk away with	$1,586,902
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($24,367 total by yr 30) investedThe money you'd have put into the building while it lost money	$150,520
What you'd walk away with	$1,248,207
Building minus stocks	$338,695

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

mediumBought for $403,810 in Jun 2025; asking is 30% more 16 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 1502924220126: last sale 2025-06-01, $403,810
low$255 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 1502924220126: special assessments (current) = $254.96

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)	$4,896
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,785
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	single family house
Living units	3
Year built	1900
Market value (2026)	$257,800
Property tax	$4,896
Special assessments	$255
Homestead	no
Last sale	2025-06-01 · $403,810

Source: Hennepin County parcel records.

City rental license

CHOWN: 3 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 94, about 255 m away.

Crime in Hawthorne

446 incidents in the last 12 months (79 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

2026-08-17Price increase at $525,000 (was $499,900) · from listing history
2026-08-17New at $525,000