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2720 Grand Ave S

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

Far off

Asking price: $389,000
Monthly cash flow: −$965
Estimated rent: $2,700/mo
Break-even price: $207,687

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

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: $389,000
Monthly cash flow: −$965
Cash to close: $89,470
Cap rate: 3.4%
Cash-on-cash: −12.9%
DSCR: 0.53×
GRM: 12.0
Price per unit: $194,500
Price that breaks even: $207,687
Rent that breaks even: $3,953/mo
Cash flow turns positive: year 27
Year 30: property vs stocks: $893K vs $1.40M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$537
Insurance Estimate	−$207
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,105
Mortgage (principal + interest)	−$2,070
Cash flow	−$965
Principal paid down (equity, not cash)	$263

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 $893K, stocks $1.40M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 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	$887,553
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($265,231 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,078,161
What you'd walk away with	$1,463,112
Building minus stocks	−$575,559

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 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	$887,553
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($395,637 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,433,467
What you'd walk away with	$1,818,419
Building minus stocks	−$930,866

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $341,100 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	$864,737
If you put the same money in stocks
Cash to close ($49,270) invested at 7%	$375,056
Monthly shortfalls ($243,405 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,008,547
What you'd walk away with	$1,383,603
Building minus stocks	−$518,866

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $341,100 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	$864,737
If you put the same money in stocks
Cash to close ($49,270) invested at 7%	$375,056
Monthly shortfalls ($373,812 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,363,854
What you'd walk away with	$1,738,910
Building minus stocks	−$874,173

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$5,261 of profit by year 30, before investment growth	$5,604
What you'd walk away with	$893,157
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($166,820 total by yr 30) investedThe money you'd have put into the building while it lost money	$722,701
What you'd walk away with	$1,403,770
Building minus stocks	−$510,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 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	$887,553
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($291,965 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,072,404
What you'd walk away with	$1,753,472
Building minus stocks	−$865,919

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $303,200 of principal by year 30	$0
Plus rental profits, invested at 7%$8,235 of profit by year 30, before investment growth	$8,989
What you'd walk away with	$873,726
If you put the same money in stocks
Cash to close ($87,170) invested at 7%	$663,560
Monthly shortfalls ($150,633 total by yr 30) investedThe money you'd have put into the building while it lost money	$665,755
What you'd walk away with	$1,329,315
Building minus stocks	−$455,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $303,200 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	$864,737
If you put the same money in stocks
Cash to close ($87,170) invested at 7%	$663,560
Monthly shortfalls ($272,805 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,012,072
What you'd walk away with	$1,675,633
Building minus stocks	−$810,896

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$13,721 of profit by year 30, before investment growth	$15,547
What you'd walk away with	$903,100
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($128,696 total by yr 30) investedThe money you'd have put into the building while it lost money	$585,964
What you'd walk away with	$1,415,090
Building minus stocks	−$511,990

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 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	$887,553
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($245,381 total by yr 30) investedThe money you'd have put into the building while it lost money	$925,723
What you'd walk away with	$1,754,850
Building minus stocks	−$867,297

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $284,250 of principal by year 30	$0
Plus rental profits, invested at 7%$18,119 of profit by year 30, before investment growth	$21,060
What you'd walk away with	$885,797
If you put the same money in stocks
Cash to close ($106,120) invested at 7%	$807,813
Monthly shortfalls ($115,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$534,917
What you'd walk away with	$1,342,729
Building minus stocks	−$456,932

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $284,250 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	$864,737
If you put the same money in stocks
Cash to close ($106,120) invested at 7%	$807,813
Monthly shortfalls ($227,418 total by yr 30) investedThe money you'd have put into the building while it lost money	$869,163
What you'd walk away with	$1,676,975
Building minus stocks	−$812,238

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 $181,313 above the price where cash flow breaks even ($207,687) at the default scenario. Based on: Derived: price $389,000 vs. break-even $207,687

Opportunities

The seller bought for $47,000 in Jul 1998, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3402924320178: last sale 1998-07-01, $47,000

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)	$6,444
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,479
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$340,600
Property tax	$6,444
Special assessments	none
Homestead	no
Last sale	1998-07-01 · $47,000

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 822 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

2026-08-19New at $389,000