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2641 Pillsbury Ave S

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

Far off

Asking price: $299,900
Monthly cash flow: −$915
Estimated rent: $2,100/mo
Break-even price: $127,970

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

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: $299,900
Monthly cash flow: −$915
Cash to close: $68,977
Cap rate: 2.7%
Cash-on-cash: −15.9%
DSCR: 0.43×
GRM: 11.9
Price per unit: $149,950
Price that breaks even: $127,970
Rent that breaks even: $3,288/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $684K vs $1.36M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Public record	−$508
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (9% of rent)	−$189
Net operating income	$681
Mortgage (principal + interest)	−$1,596
Cash flow	−$915
Principal paid down (equity, not cash)	$203

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 $684K, stocks $1.36M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $269,910 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$684,260
If you put the same money in stocks
Cash to close ($38,987) invested at 7%	$296,779
Monthly shortfalls ($311,161 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,114,419
What you'd walk away with	$1,411,197
Building minus stocks	−$726,937

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $269,910 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$684,260
If you put the same money in stocks
Cash to close ($38,987) invested at 7%	$296,779
Monthly shortfalls ($412,588 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,390,768
What you'd walk away with	$1,687,547
Building minus stocks	−$1,003,287

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$661,444
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($289,336 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,044,805
What you'd walk away with	$1,331,689
Building minus stocks	−$670,245

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$661,444
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($390,763 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,321,155
What you'd walk away with	$1,608,038
Building minus stocks	−$946,594

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $239,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$684,260
If you put the same money in stocks
Cash to close ($68,977) invested at 7%	$525,071
Monthly shortfalls ($231,235 total by yr 30) investedThe money you'd have put into the building while it lost money	$836,056
What you'd walk away with	$1,361,127
Building minus stocks	−$676,867

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $239,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$684,260
If you put the same money in stocks
Cash to close ($68,977) invested at 7%	$525,071
Monthly shortfalls ($332,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,112,406
What you'd walk away with	$1,637,476
Building minus stocks	−$953,216

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$661,444
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($212,075 total by yr 30) investedThe money you'd have put into the building while it lost money	$775,725
What you'd walk away with	$1,283,287
Building minus stocks	−$621,843

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$661,444
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($313,502 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,052,075
What you'd walk away with	$1,559,637
Building minus stocks	−$898,193

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $224,925 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$684,260
If you put the same money in stocks
Cash to close ($83,972) invested at 7%	$639,216
Monthly shortfalls ($195,321 total by yr 30) investedThe money you'd have put into the building while it lost money	$722,973
What you'd walk away with	$1,362,189
Building minus stocks	−$677,929

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $224,925 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$684,260
If you put the same money in stocks
Cash to close ($83,972) invested at 7%	$639,216
Monthly shortfalls ($296,748 total by yr 30) investedThe money you'd have put into the building while it lost money	$999,323
What you'd walk away with	$1,638,539
Building minus stocks	−$954,279

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$661,444
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
Monthly shortfalls ($177,358 total by yr 30) investedThe money you'd have put into the building while it lost money	$666,412
What you'd walk away with	$1,284,314
Building minus stocks	−$622,870

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$661,444
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
Monthly shortfalls ($278,785 total by yr 30) investedThe money you'd have put into the building while it lost money	$942,762
What you'd walk away with	$1,560,664
Building minus stocks	−$899,220

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

mediumAsking is $171,930 above the price where cash flow breaks even ($127,970) at the default scenario. Based on: Derived: price $299,900 vs. break-even $127,970

Opportunities

The seller bought for $33,000 in Oct 1995, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3402924310017: last sale 1995-10-01, $33,000

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)	$6,098
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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 1897: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$321,100
Property tax	$6,098
Special assessments	none
Homestead	no
Last sale	1995-10-01 · $33,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 613 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

2026-07-23New at $299,900