3010 Tyler St NE

Minneapolis, MN · Audubon Park · Listing office ↗ · Find the listing ↗

Far off

Asking price: $465,000
Monthly cash flow: −$1,253
Estimated rent: $3,000/mo
Break-even price: $229,580

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

3 bed / 1 bath (est.)$1,650 $1,400–$1,900
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: $465,000
Monthly cash flow: −$1,253
Cash to close: $106,950
Cap rate: 3.2%
Cash-on-cash: −14.1%
DSCR: 0.49×
GRM: 12.9
Price per unit: $232,500
Price that breaks even: $229,580
Rent that breaks even: $4,627/mo
Cash flow turns positive: year 30
Year 30: property vs stocks: $1.06M vs $1.82M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$636
Insurance Estimate	−$223
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,222
Mortgage (principal + interest)	−$2,475
Cash flow	−$1,253
Principal paid down (equity, not cash)	$315

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 $1.06M, stocks $1.82M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 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	$1,060,956
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($370,143 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,436,508
What you'd walk away with	$1,896,669
Building minus stocks	−$835,713

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 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	$1,060,956
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($515,039 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,831,294
What you'd walk away with	$2,291,455
Building minus stocks	−$1,230,499

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 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	$1,038,140
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($348,317 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,366,895
What you'd walk away with	$1,817,160
Building minus stocks	−$779,020

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 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	$1,038,140
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($493,213 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,761,681
What you'd walk away with	$2,211,946
Building minus stocks	−$1,173,806

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$216 of profit by year 30, before investment growth	$216
What you'd walk away with	$1,061,173
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($246,432 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,005,119
What you'd walk away with	$1,819,250
Building minus stocks	−$758,077

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 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	$1,060,956
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($391,112 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,399,688
What you'd walk away with	$2,213,819
Building minus stocks	−$1,152,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,004 of profit by year 30, before investment growth	$1,015
What you'd walk away with	$1,039,155
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($228,060 total by yr 30) investedThe money you'd have put into the building while it lost money	$945,586
What you'd walk away with	$1,742,209
Building minus stocks	−$703,054

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 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	$1,038,140
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($371,951 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,339,357
What you'd walk away with	$2,135,980
Building minus stocks	−$1,097,840

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$4,117 of profit by year 30, before investment growth	$4,311
What you'd walk away with	$1,065,268
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($194,648 total by yr 30) investedThe money you'd have put into the building while it lost money	$833,876
What you'd walk away with	$1,824,992
Building minus stocks	−$759,724

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 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	$1,060,956
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($335,426 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,224,351
What you'd walk away with	$2,215,466
Building minus stocks	−$1,154,510

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 of principal by year 30	$0
Plus rental profits, invested at 7%$6,512 of profit by year 30, before investment growth	$6,970
What you'd walk away with	$1,045,110
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($179,080 total by yr 30) investedThe money you'd have put into the building while it lost money	$779,974
What you'd walk away with	$1,749,776
Building minus stocks	−$704,666

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 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	$1,038,140
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($317,463 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,167,790
What you'd walk away with	$2,137,591
Building minus stocks	−$1,099,451

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 $235,420 above the price where cash flow breaks even ($229,580) at the default scenario. Based on: Derived: price $465,000 vs. break-even $229,580

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)	$7,627
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,670
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)	$401,600
Property tax	$7,627
Special assessments	none
Homestead	no
Last sale	2014-03-01 · $258,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 2433 m away.

Crime in Audubon Park

161 incidents in the last 12 months (30 per 1,000 residents), +17% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-30New at $465,000