2800 Cedar Ave S

Minneapolis, MN · East Phillips · Find the listing ↗

Asking price: $280,000
Monthly cash flow: −$274
Estimated rent: $2,700/mo
Break-even price: $228,535

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: $280,000
Monthly cash flow: −$274
Cash to close: $64,400
Cap rate: 5.2%
Cash-on-cash: −5.1%
DSCR: 0.82×
GRM: 8.6
Price per unit: $140,000
Price that breaks even: $228,535
Rent that breaks even: $3,056/mo
Cash flow turns positive: year 9
Year 30: property vs stocks: $854K vs $582K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$422
Insurance Estimate	−$210
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	$1,216
Mortgage (principal + interest)	−$1,490
Cash flow	−$274
Principal paid down (equity, not cash)	$190

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 $854K, stocks $582K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$87,676 of profit by year 30, before investment growth	$127,891
What you'd walk away with	$766,747
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($46,268 total by yr 30) investedThe money you'd have put into the building while it lost money	$264,449
What you'd walk away with	$541,535
Building minus stocks	$225,212

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$17,704 of profit by year 30, before investment growth	$20,753
What you'd walk away with	$659,608
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($106,702 total by yr 30) investedThe money you'd have put into the building while it lost money	$512,618
What you'd walk away with	$789,704
Building minus stocks	−$130,096

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$100,439 of profit by year 30, before investment growth	$151,787
What you'd walk away with	$767,826
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($37,205 total by yr 30) investedThe money you'd have put into the building while it lost money	$218,732
What you'd walk away with	$485,922
Building minus stocks	$281,904

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$24,155 of profit by year 30, before investment growth	$29,346
What you'd walk away with	$645,385
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($91,327 total by yr 30) investedThe money you'd have put into the building while it lost money	$451,598
What you'd walk away with	$718,788
Building minus stocks	−$73,403

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$130,951 of profit by year 30, before investment growth	$214,792
What you'd walk away with	$853,647
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($14,921 total by yr 30) investedThe money you'd have put into the building while it lost money	$91,458
What you'd walk away with	$581,687
Building minus stocks	$271,960

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$41,417 of profit by year 30, before investment growth	$54,587
What you'd walk away with	$693,443
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($55,793 total by yr 30) investedThe money you'd have put into the building while it lost money	$286,561
What you'd walk away with	$776,790
Building minus stocks	−$83,347

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$145,271 of profit by year 30, before investment growth	$247,279
What you'd walk away with	$863,318
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
Monthly shortfalls ($10,079 total by yr 30) investedThe money you'd have put into the building while it lost money	$63,614
What you'd walk away with	$536,335
Building minus stocks	$326,983

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$50,172 of profit by year 30, before investment growth	$68,541
What you'd walk away with	$684,581
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
Monthly shortfalls ($45,387 total by yr 30) investedThe money you'd have put into the building while it lost money	$240,183
What you'd walk away with	$712,905
Building minus stocks	−$28,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$156,587 of profit by year 30, before investment growth	$274,292
What you'd walk away with	$913,147
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($7,025 total by yr 30) investedThe money you'd have put into the building while it lost money	$45,379
What you'd walk away with	$642,180
Building minus stocks	$270,967

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$57,425 of profit by year 30, before investment growth	$80,767
What you'd walk away with	$719,622
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($38,270 total by yr 30) investedThe money you'd have put into the building while it lost money	$207,161
What you'd walk away with	$803,961
Building minus stocks	−$84,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$171,451 of profit by year 30, before investment growth	$311,643
What you'd walk away with	$927,682
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
Monthly shortfalls ($3,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$26,169
What you'd walk away with	$601,656
Building minus stocks	$326,026

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$67,261 of profit by year 30, before investment growth	$98,219
What you'd walk away with	$714,258
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
Monthly shortfalls ($30,142 total by yr 30) investedThe money you'd have put into the building while it lost money	$168,052
What you'd walk away with	$743,539
Building minus stocks	−$29,281

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

low$658 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 3502924440161: special assessments (current) = $657.65

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)	$5,068
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,523
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 1903: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1903
Market value (2026)	$266,900
Property tax	$5,068
Special assessments	$658
Homestead	no
Last sale	2020-10-01 · $262,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 55, about 489 m away.

Crime in East Phillips

437 incidents in the last 12 months (89 per 1,000 residents), +5% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-18Price cut at $280,000 (was $320,000) · from listing history
2026-09-18New at $280,000