Minneapolis › Whittier

2732 Pillsbury Ave S

Minneapolis, MN · Whittier · Find the listing ↗

Far off

Asking price: $585,000
Monthly cash flow: −$2,188
Estimated rent: $3,000/mo
Break-even price: $173,945

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

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: $585,000
Monthly cash flow: −$2,188
Cash to close: $134,550
Cap rate: 1.9%
Cash-on-cash: −19.5%
DSCR: 0.30×
GRM: 16.2
Price per unit: $292,500
Price that breaks even: $173,945
Rent that breaks even: $5,841/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.33M vs $3.24M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$919
Insurance Estimate	−$235
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$926
Mortgage (principal + interest)	−$3,114
Cash flow	−$2,188
Principal paid down (equity, not cash)	$396

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 $1.33M, stocks $3.24M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $526,500 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	$1,334,752
If you put the same money in stocks
Cash to close ($76,050) invested at 7%	$578,912
Monthly shortfalls ($815,485 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,759,735
What you'd walk away with	$3,338,647
Building minus stocks	−$2,003,895

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $526,500 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	$1,334,752
If you put the same money in stocks
Cash to close ($76,050) invested at 7%	$578,912
Monthly shortfalls ($960,381 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,154,520
What you'd walk away with	$3,733,432
Building minus stocks	−$2,398,680

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 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	$1,311,935
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($793,660 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,690,122
What you'd walk away with	$3,259,138
Building minus stocks	−$1,947,203

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 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	$1,311,935
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($938,555 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,084,907
What you'd walk away with	$3,653,923
Building minus stocks	−$2,341,988

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $468,000 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	$1,334,752
If you put the same money in stocks
Cash to close ($134,550) invested at 7%	$1,024,229
Monthly shortfalls ($659,578 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,216,747
What you'd walk away with	$3,240,976
Building minus stocks	−$1,906,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $468,000 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	$1,334,752
If you put the same money in stocks
Cash to close ($134,550) invested at 7%	$1,024,229
Monthly shortfalls ($804,473 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,611,532
What you'd walk away with	$3,635,761
Building minus stocks	−$2,301,009

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 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	$1,311,935
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($640,417 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,156,416
What you'd walk away with	$3,163,136
Building minus stocks	−$1,851,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 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	$1,311,935
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($785,313 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,551,201
What you'd walk away with	$3,557,922
Building minus stocks	−$2,245,987

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $438,750 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	$1,334,752
If you put the same money in stocks
Cash to close ($163,800) invested at 7%	$1,246,887
Monthly shortfalls ($589,521 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,996,161
What you'd walk away with	$3,243,048
Building minus stocks	−$1,908,296

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $438,750 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	$1,334,752
If you put the same money in stocks
Cash to close ($163,800) invested at 7%	$1,246,887
Monthly shortfalls ($734,417 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,390,946
What you'd walk away with	$3,637,834
Building minus stocks	−$2,303,082

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 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	$1,311,935
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($571,558 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,939,600
What you'd walk away with	$3,165,174
Building minus stocks	−$1,853,239

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 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	$1,311,935
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($716,454 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,334,386
What you'd walk away with	$3,559,959
Building minus stocks	−$2,248,024

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 $411,055 above the price where cash flow breaks even ($173,945) at the default scenario. Based on: Derived: price $585,000 vs. break-even $173,945

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)	$11,029
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,821
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 1913: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1913
Market value (2026)	$583,000
Property tax	$11,029
Special assessments	none
Homestead	no
Last sale	2024-07-01 · $545,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 604 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

2026-09-16New at $585,000