Minneapolis › Whittier

2641 Lyndale Ave S

Minneapolis, MN · Whittier · 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: $550,000
Monthly cash flow: −$771
Estimated rent: $5,100/mo
Break-even price: $405,232

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
0 bed / 1 bath (est.)$900 $775–$1,025

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: $550,000
Monthly cash flow: −$771
Cash to close: $126,500
Cap rate: 4.7%
Cash-on-cash: −7.3%
DSCR: 0.74×
GRM: 9.0
Price per unit: $110,000
Price that breaks even: $405,232
Rent that breaks even: $6,101/mo
Cash flow turns positive: year 14
Year 30: property vs stocks: $1.48M vs $1.32M

Monthly breakdown

Rent	$5,100
Vacancy (6%)	−$306
Collected	$4,794
Property tax Public record	−$812
Insurance Estimate	−$473
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$408
Capital reserve (9% of rent)	−$459
Net operating income	$2,157
Mortgage (principal + interest)	−$2,927
Cash flow	−$771
Principal paid down (equity, not cash)	$372

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 $1.48M, stocks $1.32M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$88,428 of profit by year 30, before investment growth	$115,638
What you'd walk away with	$1,370,533
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($143,485 total by yr 30) investedThe money you'd have put into the building while it lost money	$752,451
What you'd walk away with	$1,296,728
Building minus stocks	$73,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$2,518 of profit by year 30, before investment growth	$2,573
What you'd walk away with	$1,257,468
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($303,897 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,310,522
What you'd walk away with	$1,854,798
Building minus stocks	−$597,330

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$97,769 of profit by year 30, before investment growth	$130,109
What you'd walk away with	$1,362,188
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($131,000 total by yr 30) investedThe money you'd have put into the building while it lost money	$697,310
What you'd walk away with	$1,231,690
Building minus stocks	$130,498

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$4,553 of profit by year 30, before investment growth	$4,746
What you'd walk away with	$1,236,824
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($284,107 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,243,081
What you'd walk away with	$1,777,462
Building minus stocks	−$540,638

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$154,491 of profit by year 30, before investment growth	$227,251
What you'd walk away with	$1,482,146
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($62,968 total by yr 30) investedThe money you'd have put into the building while it lost money	$353,563
What you'd walk away with	$1,316,513
Building minus stocks	$165,633

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$23,876 of profit by year 30, before investment growth	$27,451
What you'd walk away with	$1,282,346
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($178,675 total by yr 30) investedThe money you'd have put into the building while it lost money	$824,898
What you'd walk away with	$1,787,849
Building minus stocks	−$505,503

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$165,949 of profit by year 30, before investment growth	$248,843
What you'd walk away with	$1,480,921
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($55,265 total by yr 30) investedThe money you'd have put into the building while it lost money	$314,824
What you'd walk away with	$1,260,266
Building minus stocks	$220,655

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$28,954 of profit by year 30, before investment growth	$33,952
What you'd walk away with	$1,266,030
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($164,592 total by yr 30) investedThe money you'd have put into the building while it lost money	$771,068
What you'd walk away with	$1,716,510
Building minus stocks	−$450,480

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$195,690 of profit by year 30, before investment growth	$307,686
What you'd walk away with	$1,562,581
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($38,302 total by yr 30) investedThe money you'd have put into the building while it lost money	$226,610
What you'd walk away with	$1,398,897
Building minus stocks	$163,684

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$43,321 of profit by year 30, before investment growth	$53,279
What you'd walk away with	$1,308,174
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($132,256 total by yr 30) investedThe money you'd have put into the building while it lost money	$643,338
What you'd walk away with	$1,815,625
Building minus stocks	−$507,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$207,867 of profit by year 30, before investment growth	$333,012
What you'd walk away with	$1,565,091
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($32,516 total by yr 30) investedThe money you'd have put into the building while it lost money	$195,376
What you'd walk away with	$1,346,348
Building minus stocks	$218,743

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$49,691 of profit by year 30, before investment growth	$62,303
What you'd walk away with	$1,294,381
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($120,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$595,801
What you'd walk away with	$1,746,774
Building minus stocks	−$452,393

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: 2641 LYNDALE AVE S, units=4
mediumFlat roof per the city assessor on a stucco building: get its age and a moisture inspection. Public record: Hennepin County parcel 3402924320141: roof=Flat, exterior=STUCCO

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)	$9,743
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,679
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 1912: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1912
Market value (2026)	$515,000
Property tax	$9,743
Special assessments	none
Homestead	no
Last sale	2023-05-01 · $475,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1094 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

2026-08-05Price cut at $550,000 (was $600,000) · from listing history
2026-08-05New at $550,000