2832 27th Ave S

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

Overpriced

Asking price: $275,000
Monthly cash flow: −$549
Estimated rent: $2,400/mo
Break-even price: $171,798

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
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: $275,000
Monthly cash flow: −$549
Cash to close: $63,250
Cap rate: 4.0%
Cash-on-cash: −10.4%
DSCR: 0.62×
GRM: 9.5
Price per unit: $137,500
Price that breaks even: $171,798
Rent that breaks even: $3,113/mo
Cash flow turns positive: year 21
Year 30: property vs stocks: $654K vs $831K

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Public record	−$504
Insurance Estimate	−$200
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$914
Mortgage (principal + interest)	−$1,464
Cash flow	−$549
Principal paid down (equity, not cash)	$186

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 $654K, stocks $831K. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$5,735 of profit by year 30, before investment growth	$6,223
What you'd walk away with	$633,671
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($129,264 total by yr 30) investedThe money you'd have put into the building while it lost money	$584,243
What you'd walk away with	$856,381
Building minus stocks	−$222,710

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 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	$627,447
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($239,446 total by yr 30) investedThe money you'd have put into the building while it lost money	$893,848
What you'd walk away with	$1,165,986
Building minus stocks	−$538,539

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$9,794 of profit by year 30, before investment growth	$11,010
What you'd walk away with	$615,641
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($111,497 total by yr 30) investedThe money you'd have put into the building while it lost money	$519,417
What you'd walk away with	$781,659
Building minus stocks	−$166,018

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 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	$604,631
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($217,620 total by yr 30) investedThe money you'd have put into the building while it lost money	$824,235
What you'd walk away with	$1,086,477
Building minus stocks	−$481,846

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$21,993 of profit by year 30, before investment growth	$26,894
What you'd walk away with	$654,341
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($72,232 total by yr 30) investedThe money you'd have put into the building while it lost money	$349,663
What you'd walk away with	$831,139
Building minus stocks	−$176,798

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 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	$627,447
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($166,156 total by yr 30) investedThe money you'd have put into the building while it lost money	$638,598
What you'd walk away with	$1,120,073
Building minus stocks	−$492,626

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$28,819 of profit by year 30, before investment growth	$36,585
What you'd walk away with	$641,216
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($59,898 total by yr 30) investedThe money you'd have put into the building while it lost money	$299,023
What you'd walk away with	$762,990
Building minus stocks	−$121,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 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	$604,631
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($146,995 total by yr 30) investedThe money you'd have put into the building while it lost money	$578,266
What you'd walk away with	$1,042,233
Building minus stocks	−$437,602

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$34,409 of profit by year 30, before investment growth	$44,979
What you'd walk away with	$672,426
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($51,716 total by yr 30) investedThe money you'd have put into the building while it lost money	$264,054
What you'd walk away with	$850,198
Building minus stocks	−$177,772

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 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	$627,447
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($133,223 total by yr 30) investedThe money you'd have put into the building while it lost money	$534,903
What you'd walk away with	$1,121,047
Building minus stocks	−$493,600

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$42,485 of profit by year 30, before investment growth	$57,742
What you'd walk away with	$662,373
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($41,828 total by yr 30) investedThe money you'd have put into the building while it lost money	$220,257
What you'd walk away with	$785,086
Building minus stocks	−$122,713

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$268 of profit by year 30, before investment growth	$268
What you'd walk away with	$604,899
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($115,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$478,610
What you'd walk away with	$1,043,440
Building minus stocks	−$438,541

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 $103,202 above the price where cash flow breaks even ($171,798) at the default scenario. Based on: Derived: price $275,000 vs. break-even $171,798

Opportunities

The seller bought for $65,000 in Jan 2012, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3602924430038: last sale 2012-01-01, $65,000

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)	$6,048
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,395
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)	$318,500
Property tax	$6,048
Special assessments	none
Homestead	no
Last sale	2012-01-01 · $65,000

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 436 m away.

Crime in Longfellow

690 incidents in the last 12 months (136 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

2026-07-23New at $275,000