2740 Lyndale Ave S

Minneapolis, MN · Lowry Hill East · 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: $650,000
Monthly cash flow: −$783
Estimated rent: $6,150/mo
Break-even price: $502,952

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
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: $650,000
Monthly cash flow: −$783
Cash to close: $149,500
Cap rate: 4.9%
Cash-on-cash: −6.3%
DSCR: 0.77×
GRM: 8.8
Price per unit: $130,000
Price that breaks even: $502,952
Rent that breaks even: $7,180/mo
Cash flow turns positive: year 11
Year 30: property vs stocks: $1.85M vs $1.45M

Monthly breakdown

Rent	$6,150
Vacancy (6%)	−$369
Collected	$5,781
Property tax Public record	−$1,034
Insurance Estimate	−$478
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$554
Capital reserve (9% of rent)	−$554
Net operating income	$2,677
Mortgage (principal + interest)	−$3,460
Cash flow	−$783
Principal paid down (equity, not cash)	$440

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 $1.85M, stocks $1.45M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $585,000 of principal by year 30	$0
Plus rental profits, invested at 7%$149,955 of profit by year 30, before investment growth	$207,063
What you'd walk away with	$1,690,120
If you put the same money in stocks
Cash to close ($84,500) invested at 7%	$643,236
Monthly shortfalls ($137,358 total by yr 30) investedThe money you'd have put into the building while it lost money	$751,876
What you'd walk away with	$1,395,112
Building minus stocks	$295,008

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $585,000 of principal by year 30	$0
Plus rental profits, invested at 7%$16,854 of profit by year 30, before investment growth	$18,465
What you'd walk away with	$1,501,522
If you put the same money in stocks
Cash to close ($84,500) invested at 7%	$643,236
Monthly shortfalls ($301,293 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,372,588
What you'd walk away with	$2,015,823
Building minus stocks	−$514,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $576,000 of principal by year 30	$0
Plus rental profits, invested at 7%$160,794 of profit by year 30, before investment growth	$225,285
What you'd walk away with	$1,685,526
If you put the same money in stocks
Cash to close ($83,200) invested at 7%	$633,340
Monthly shortfalls ($126,370 total by yr 30) investedThe money you'd have put into the building while it lost money	$700,486
What you'd walk away with	$1,333,825
Building minus stocks	$351,701

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $576,000 of principal by year 30	$0
Plus rental profits, invested at 7%$21,065 of profit by year 30, before investment growth	$23,463
What you'd walk away with	$1,483,705
If you put the same money in stocks
Cash to close ($83,200) invested at 7%	$633,340
Monthly shortfalls ($283,678 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,307,974
What you'd walk away with	$1,941,313
Building minus stocks	−$457,608

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $520,000 of principal by year 30	$0
Plus rental profits, invested at 7%$239,133 of profit by year 30, before investment growth	$371,049
What you'd walk away with	$1,854,106
If you put the same money in stocks
Cash to close ($149,500) invested at 7%	$1,138,032
Monthly shortfalls ($53,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$312,542
What you'd walk away with	$1,450,575
Building minus stocks	$403,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $520,000 of principal by year 30	$0
Plus rental profits, invested at 7%$57,470 of profit by year 30, before investment growth	$70,810
What you'd walk away with	$1,553,867
If you put the same money in stocks
Cash to close ($149,500) invested at 7%	$1,138,032
Monthly shortfalls ($168,678 total by yr 30) investedThe money you'd have put into the building while it lost money	$821,613
What you'd walk away with	$1,959,645
Building minus stocks	−$405,778

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $512,000 of principal by year 30	$0
Plus rental profits, invested at 7%$251,907 of profit by year 30, before investment growth	$397,232
What you'd walk away with	$1,857,473
If you put the same money in stocks
Cash to close ($147,200) invested at 7%	$1,120,524
Monthly shortfalls ($46,918 total by yr 30) investedThe money you'd have put into the building while it lost money	$278,395
What you'd walk away with	$1,398,919
Building minus stocks	$458,554

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $512,000 of principal by year 30	$0
Plus rental profits, invested at 7%$64,311 of profit by year 30, before investment growth	$80,527
What you'd walk away with	$1,540,768
If you put the same money in stocks
Cash to close ($147,200) invested at 7%	$1,120,524
Monthly shortfalls ($156,358 total by yr 30) investedThe money you'd have put into the building while it lost money	$770,999
What you'd walk away with	$1,891,523
Building minus stocks	−$350,755

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $487,500 of principal by year 30	$0
Plus rental profits, invested at 7%$293,200 of profit by year 30, before investment growth	$485,984
What you'd walk away with	$1,969,041
If you put the same money in stocks
Cash to close ($182,000) invested at 7%	$1,385,430
Monthly shortfalls ($29,532 total by yr 30) investedThe money you'd have put into the building while it lost money	$182,382
What you'd walk away with	$1,567,813
Building minus stocks	$401,228

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $487,500 of principal by year 30	$0
Plus rental profits, invested at 7%$87,705 of profit by year 30, before investment growth	$115,419
What you'd walk away with	$1,598,477
If you put the same money in stocks
Cash to close ($182,000) invested at 7%	$1,385,430
Monthly shortfalls ($121,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$621,128
What you'd walk away with	$2,006,558
Building minus stocks	−$408,081

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$306,543 of profit by year 30, before investment growth	$516,079
What you'd walk away with	$1,976,320
If you put the same money in stocks
Cash to close ($179,200) invested at 7%	$1,364,116
Monthly shortfalls ($24,911 total by yr 30) investedThe money you'd have put into the building while it lost money	$155,917
What you'd walk away with	$1,520,033
Building minus stocks	$456,287

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$95,598 of profit by year 30, before investment growth	$127,743
What you'd walk away with	$1,587,984
If you put the same money in stocks
Cash to close ($179,200) invested at 7%	$1,364,116
Monthly shortfalls ($111,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$576,891
What you'd walk away with	$1,941,007
Building minus stocks	−$353,023

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: 2740 LYNDALE AVE S, units=4
mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 2740 LYNDALE AVE S, grade/tier=Tier 2, status=Active
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 3302924410067: roof=Flat, exterior=WOOD

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 204 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)	$12,410
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,735
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 1909: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1909
Market value (2026)	$656,000
Property tax	$12,410
Special assessments	none
Homestead	no
Last sale	2018-10-01 · $780,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 2, status active, renews 2027-03-01.

Nearest highway

I 35W, about 1106 m away.

Crime in Lowry Hill East

647 incidents in the last 12 months (74 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-03-12New at $650,000