Minneapolis › Whittier

2824 Pillsbury Ave S

Minneapolis, MN · Whittier · 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: $610,000
Monthly cash flow: −$1,131
Estimated rent: $5,100/mo
Break-even price: $397,545

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
0 bed / 1 bath (est.)$900 $775–$1,025

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: $610,000
Monthly cash flow: −$1,131
Cash to close: $140,300
Cap rate: 4.2%
Cash-on-cash: −9.7%
DSCR: 0.65×
GRM: 10.0
Price per unit: $122,000
Price that breaks even: $397,545
Rent that breaks even: $6,569/mo
Cash flow turns positive: year 19
Year 30: property vs stocks: $1.50M vs $1.73M

Monthly breakdown

Rent	$5,100
Vacancy (6%)	−$306
Collected	$4,794
Property tax Public record	−$851
Insurance Estimate	−$475
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$408
Capital reserve (9% of rent)	−$459
Net operating income	$2,116
Mortgage (principal + interest)	−$3,247
Cash flow	−$1,131
Principal paid down (equity, not cash)	$413

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 $1.50M, stocks $1.73M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $549,000 of principal by year 30	$0
Plus rental profits, invested at 7%$32,973 of profit by year 30, before investment growth	$38,075
What you'd walk away with	$1,429,867
If you put the same money in stocks
Cash to close ($79,300) invested at 7%	$603,652
Monthly shortfalls ($244,327 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,159,972
What you'd walk away with	$1,763,624
Building minus stocks	−$333,757

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $549,000 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	$1,391,792
If you put the same money in stocks
Cash to close ($79,300) invested at 7%	$603,652
Monthly shortfalls ($457,678 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,793,032
What you'd walk away with	$2,396,684
Building minus stocks	−$1,004,892

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $540,000 of principal by year 30	$0
Plus rental profits, invested at 7%$38,721 of profit by year 30, before investment growth	$45,447
What you'd walk away with	$1,414,423
If you put the same money in stocks
Cash to close ($78,000) invested at 7%	$593,756
Monthly shortfalls ($228,250 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,097,731
What you'd walk away with	$1,691,487
Building minus stocks	−$277,064

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $540,000 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	$1,368,976
If you put the same money in stocks
Cash to close ($78,000) invested at 7%	$593,756
Monthly shortfalls ($435,852 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,723,419
What you'd walk away with	$2,317,175
Building minus stocks	−$948,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $488,000 of principal by year 30	$0
Plus rental profits, invested at 7%$81,572 of profit by year 30, before investment growth	$105,769
What you'd walk away with	$1,497,561
If you put the same money in stocks
Cash to close ($140,300) invested at 7%	$1,067,999
Monthly shortfalls ($130,356 total by yr 30) investedThe money you'd have put into the building while it lost money	$661,474
What you'd walk away with	$1,729,473
Building minus stocks	−$231,912

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $488,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,018 of profit by year 30, before investment growth	$1,022
What you'd walk away with	$1,392,814
If you put the same money in stocks
Cash to close ($140,300) invested at 7%	$1,067,999
Monthly shortfalls ($296,125 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,227,862
What you'd walk away with	$2,295,861
Building minus stocks	−$903,047

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$89,800 of profit by year 30, before investment growth	$118,463
What you'd walk away with	$1,487,439
If you put the same money in stocks
Cash to close ($138,000) invested at 7%	$1,050,491
Monthly shortfalls ($119,423 total by yr 30) investedThe money you'd have put into the building while it lost money	$613,837
What you'd walk away with	$1,664,328
Building minus stocks	−$176,889

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$2,295 of profit by year 30, before investment growth	$2,344
What you'd walk away with	$1,371,320
If you put the same money in stocks
Cash to close ($138,000) invested at 7%	$1,050,491
Monthly shortfalls ($278,241 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,168,853
What you'd walk away with	$2,219,344
Building minus stocks	−$848,024

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $457,500 of principal by year 30	$0
Plus rental profits, invested at 7%$115,044 of profit by year 30, before investment growth	$159,283
What you'd walk away with	$1,551,075
If you put the same money in stocks
Cash to close ($170,800) invested at 7%	$1,300,173
Monthly shortfalls ($90,778 total by yr 30) investedThe money you'd have put into the building while it lost money	$484,975
What you'd walk away with	$1,785,148
Building minus stocks	−$234,073

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,480,630
Minus 6% selling cost	−$88,838
Minus loan still owedTenants' rent paid down all $457,500 of principal by year 30	$0
Plus rental profits, invested at 7%$8,297 of profit by year 30, before investment growth	$8,883
What you'd walk away with	$1,400,675
If you put the same money in stocks
Cash to close ($170,800) invested at 7%	$1,300,173
Monthly shortfalls ($230,353 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,005,710
What you'd walk away with	$2,305,883
Building minus stocks	−$905,208

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$124,199 of profit by year 30, before investment growth	$174,808
What you'd walk away with	$1,543,784
If you put the same money in stocks
Cash to close ($168,000) invested at 7%	$1,278,859
Monthly shortfalls ($81,970 total by yr 30) investedThe money you'd have put into the building while it lost money	$443,940
What you'd walk away with	$1,722,799
Building minus stocks	−$179,015

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,357
Minus 6% selling cost	−$87,381
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,231 of profit by year 30, before investment growth	$12,249
What you'd walk away with	$1,381,225
If you put the same money in stocks
Cash to close ($168,000) invested at 7%	$1,278,859
Monthly shortfalls ($215,325 total by yr 30) investedThe money you'd have put into the building while it lost money	$952,515
What you'd walk away with	$2,231,374
Building minus stocks	−$850,149

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: 2824 PILLSBURY AVE, units=4
highProperty taxes have been delinquent since 2025. Expect penalties and a payoff at closing; ask why. Public record: Hennepin County parcel 3402924340052: earliest delinquent year=25
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 3402924340052: roof=Flat, exterior=WOOD
medium$3,922 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 3402924340052: special assessments (current) = $3,921.86
mediumAsking is $212,455 above the price where cash flow breaks even ($397,545) at the default scenario. Based on: Derived: price $610,000 vs. break-even $397,545

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)	$10,215
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,698
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 1906: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1906
Market value (2026)	$540,000
Property tax	$10,215
Special assessments	$3,922
Homestead	no
Taxes delinquent since	25
Last sale	2022-10-01 · $610,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 544 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

2026-07-27New at $610,000