Minneapolis › Whittier

2700 Pillsbury Ave S

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

Far off

Asking price: $734,900
Monthly cash flow: −$2,320
Estimated rent: $4,350/mo
Break-even price: $298,954

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
2 bed / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 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: $734,900
Monthly cash flow: −$2,320
Cash to close: $169,027
Cap rate: 2.6%
Cash-on-cash: −16.5%
DSCR: 0.41×
GRM: 14.1
Price per unit: $244,967
Price that breaks even: $298,954
Rent that breaks even: $7,363/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.68M vs $3.41M

Monthly breakdown

Rent	$4,350
Vacancy (6%)	−$261
Collected	$4,089
Property tax Public record	−$1,072
Insurance Estimate	−$371
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$348
Capital reserve (9% of rent)	−$392
Net operating income	$1,591
Mortgage (principal + interest)	−$3,911
Cash flow	−$2,320
Principal paid down (equity, not cash)	$498

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 $1.68M, stocks $3.41M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,783,795
Minus 6% selling cost	−$107,028
Minus loan still owedTenants' rent paid down all $661,410 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	$1,676,767
If you put the same money in stocks
Cash to close ($95,537) invested at 7%	$727,252
Monthly shortfalls ($780,975 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,802,743
What you'd walk away with	$3,529,995
Building minus stocks	−$1,853,228

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,783,795
Minus 6% selling cost	−$107,028
Minus loan still owedTenants' rent paid down all $661,410 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	$1,676,767
If you put the same money in stocks
Cash to close ($95,537) invested at 7%	$727,252
Monthly shortfalls ($991,074 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,375,182
What you'd walk away with	$4,102,434
Building minus stocks	−$2,425,667

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,523
Minus 6% selling cost	−$105,571
Minus loan still owedTenants' rent paid down all $652,410 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	$1,653,951
If you put the same money in stocks
Cash to close ($94,237) invested at 7%	$717,356
Monthly shortfalls ($759,150 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,733,130
What you'd walk away with	$3,450,486
Building minus stocks	−$1,796,535

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,523
Minus 6% selling cost	−$105,571
Minus loan still owedTenants' rent paid down all $652,410 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	$1,653,951
If you put the same money in stocks
Cash to close ($94,237) invested at 7%	$717,356
Monthly shortfalls ($969,248 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,305,568
What you'd walk away with	$4,022,925
Building minus stocks	−$2,368,974

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,783,795
Minus 6% selling cost	−$107,028
Minus loan still owedTenants' rent paid down all $587,920 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	$1,676,767
If you put the same money in stocks
Cash to close ($169,027) invested at 7%	$1,286,677
Monthly shortfalls ($585,118 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,120,620
What you'd walk away with	$3,407,297
Building minus stocks	−$1,730,530

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,783,795
Minus 6% selling cost	−$107,028
Minus loan still owedTenants' rent paid down all $587,920 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	$1,676,767
If you put the same money in stocks
Cash to close ($169,027) invested at 7%	$1,286,677
Monthly shortfalls ($795,217 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,693,059
What you'd walk away with	$3,979,736
Building minus stocks	−$2,302,969

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,523
Minus 6% selling cost	−$105,571
Minus loan still owedTenants' rent paid down all $579,920 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	$1,653,951
If you put the same money in stocks
Cash to close ($166,727) invested at 7%	$1,269,168
Monthly shortfalls ($565,957 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,060,289
What you'd walk away with	$3,329,458
Building minus stocks	−$1,675,507

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,523
Minus 6% selling cost	−$105,571
Minus loan still owedTenants' rent paid down all $579,920 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	$1,653,951
If you put the same money in stocks
Cash to close ($166,727) invested at 7%	$1,269,168
Monthly shortfalls ($776,056 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,632,728
What you'd walk away with	$3,901,896
Building minus stocks	−$2,247,945

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,783,795
Minus 6% selling cost	−$107,028
Minus loan still owedTenants' rent paid down all $551,175 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	$1,676,767
If you put the same money in stocks
Cash to close ($205,772) invested at 7%	$1,566,389
Monthly shortfalls ($497,111 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,843,512
What you'd walk away with	$3,409,901
Building minus stocks	−$1,733,134

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,783,795
Minus 6% selling cost	−$107,028
Minus loan still owedTenants' rent paid down all $551,175 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	$1,676,767
If you put the same money in stocks
Cash to close ($205,772) invested at 7%	$1,566,389
Monthly shortfalls ($707,209 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,415,950
What you'd walk away with	$3,982,339
Building minus stocks	−$2,305,572

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,523
Minus 6% selling cost	−$105,571
Minus loan still owedTenants' rent paid down all $543,675 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	$1,653,951
If you put the same money in stocks
Cash to close ($202,972) invested at 7%	$1,545,075
Monthly shortfalls ($479,147 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,786,951
What you'd walk away with	$3,332,026
Building minus stocks	−$1,678,075

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,759,523
Minus 6% selling cost	−$105,571
Minus loan still owedTenants' rent paid down all $543,675 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	$1,653,951
If you put the same money in stocks
Cash to close ($202,972) invested at 7%	$1,545,075
Monthly shortfalls ($689,246 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,359,390
What you'd walk away with	$3,904,464
Building minus stocks	−$2,250,513

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 $435,946 above the price where cash flow breaks even ($298,954) at the default scenario. Based on: Derived: price $734,900 vs. break-even $298,954

Opportunities

The seller bought for $250,000 in May 2013, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3402924310054: last sale 2013-05-01, $250,000
Long time on market: room to negotiate. Based on: Listing data: 127 days on market

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)	$12,865
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,455
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% / 9%

County record Public record

Recorded as	triplex
Living units	3
Year built	1900
Market value (2026)	$680,100
Property tax	$12,865
Special assessments	none
Homestead	no
Last sale	2013-05-01 · $250,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 648 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

2026-05-28New at $734,900