2918 Benton Blvd

Minneapolis, MN · Cedar - Isles - Dean · Listing office ↗ · Find the listing ↗

Far off

Asking price: $689,000
Monthly cash flow: −$2,917
Estimated rent: $2,700/mo
Break-even price: $141,015

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: $689,000
Monthly cash flow: −$2,917
Cash to close: $158,470
Cap rate: 1.3%
Cash-on-cash: −22.1%
DSCR: 0.20×
GRM: 21.3
Price per unit: $344,500
Price that breaks even: $141,015
Rent that breaks even: $6,439/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.57M vs $4.32M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$930
Insurance Estimate	−$195
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$751
Mortgage (principal + interest)	−$3,667
Cash flow	−$2,917
Principal paid down (equity, not cash)	$467

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 $1.57M, stocks $4.32M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,672,384
Minus 6% selling cost	−$100,343
Minus loan still owedTenants' rent paid down all $620,100 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	$1,572,041
If you put the same money in stocks
Cash to close ($89,570) invested at 7%	$681,830
Monthly shortfalls ($1,141,140 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,753,695
What you'd walk away with	$4,435,525
Building minus stocks	−$2,863,484

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,672,384
Minus 6% selling cost	−$100,343
Minus loan still owedTenants' rent paid down all $620,100 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	$1,572,041
If you put the same money in stocks
Cash to close ($89,570) invested at 7%	$681,830
Monthly shortfalls ($1,271,547 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,109,002
What you'd walk away with	$4,790,832
Building minus stocks	−$3,218,791

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,648,111
Minus 6% selling cost	−$98,887
Minus loan still owedTenants' rent paid down all $611,100 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	$1,549,225
If you put the same money in stocks
Cash to close ($88,270) invested at 7%	$671,934
Monthly shortfalls ($1,119,315 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,684,082
What you'd walk away with	$4,356,016
Building minus stocks	−$2,806,791

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,648,111
Minus 6% selling cost	−$98,887
Minus loan still owedTenants' rent paid down all $611,100 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	$1,549,225
If you put the same money in stocks
Cash to close ($88,270) invested at 7%	$671,934
Monthly shortfalls ($1,249,721 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,039,389
What you'd walk away with	$4,711,323
Building minus stocks	−$3,162,098

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,672,384
Minus 6% selling cost	−$100,343
Minus loan still owedTenants' rent paid down all $551,200 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	$1,572,041
If you put the same money in stocks
Cash to close ($158,470) invested at 7%	$1,206,314
Monthly shortfalls ($957,516 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,114,176
What you'd walk away with	$4,320,490
Building minus stocks	−$2,748,449

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,672,384
Minus 6% selling cost	−$100,343
Minus loan still owedTenants' rent paid down all $551,200 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	$1,572,041
If you put the same money in stocks
Cash to close ($158,470) invested at 7%	$1,206,314
Monthly shortfalls ($1,087,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,469,483
What you'd walk away with	$4,675,797
Building minus stocks	−$3,103,756

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,648,111
Minus 6% selling cost	−$98,887
Minus loan still owedTenants' rent paid down all $543,200 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	$1,549,225
If you put the same money in stocks
Cash to close ($156,170) invested at 7%	$1,188,806
Monthly shortfalls ($938,355 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,053,845
What you'd walk away with	$4,242,651
Building minus stocks	−$2,693,426

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,648,111
Minus 6% selling cost	−$98,887
Minus loan still owedTenants' rent paid down all $543,200 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	$1,549,225
If you put the same money in stocks
Cash to close ($156,170) invested at 7%	$1,188,806
Monthly shortfalls ($1,068,761 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,409,152
What you'd walk away with	$4,597,958
Building minus stocks	−$3,048,733

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,672,384
Minus 6% selling cost	−$100,343
Minus loan still owedTenants' rent paid down all $516,750 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	$1,572,041
If you put the same money in stocks
Cash to close ($192,920) invested at 7%	$1,468,556
Monthly shortfalls ($875,005 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,854,375
What you'd walk away with	$4,322,931
Building minus stocks	−$2,750,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,672,384
Minus 6% selling cost	−$100,343
Minus loan still owedTenants' rent paid down all $516,750 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	$1,572,041
If you put the same money in stocks
Cash to close ($192,920) invested at 7%	$1,468,556
Monthly shortfalls ($1,005,411 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,209,682
What you'd walk away with	$4,678,238
Building minus stocks	−$3,106,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,648,111
Minus 6% selling cost	−$98,887
Minus loan still owedTenants' rent paid down all $509,250 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	$1,549,225
If you put the same money in stocks
Cash to close ($190,120) invested at 7%	$1,447,242
Monthly shortfalls ($857,042 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,797,815
What you'd walk away with	$4,245,057
Building minus stocks	−$2,695,832

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,648,111
Minus 6% selling cost	−$98,887
Minus loan still owedTenants' rent paid down all $509,250 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	$1,549,225
If you put the same money in stocks
Cash to close ($190,120) invested at 7%	$1,447,242
Monthly shortfalls ($987,448 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,153,121
What you'd walk away with	$4,600,363
Building minus stocks	−$3,051,138

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 $547,985 above the price where cash flow breaks even ($141,015) at the default scenario. Based on: Derived: price $689,000 vs. break-even $141,015

Opportunities

The seller bought for $220,000 in Apr 1999, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 3202924420106: last sale 1999-04-01, $220,000
Long time on market: room to negotiate. Based on: Listing data: 106 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)	$11,166
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,340
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. base rate	8% / 8%

County record Public record

Recorded as	duplex
Living units	2
Year built	1962
Market value (2026)	$590,200
Property tax	$11,166
Special assessments	none
Homestead	no
Last sale	1999-04-01 · $220,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 394, about 1798 m away.

Crime in Cedar - Isles - Dean

170 incidents in the last 12 months (50 per 1,000 residents), −4% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-17New at $689,000