3013 James Ave S

Minneapolis, MN · East Bde Maka Ska · Find the listing ↗

Far off

Asking price: $799,900
Monthly cash flow: −$3,521
Estimated rent: $3,300/mo
Break-even price: $138,292

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900

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: $799,900
Monthly cash flow: −$3,521
Cash to close: $183,977
Cap rate: 1.1%
Cash-on-cash: −23.0%
DSCR: 0.17×
GRM: 20.2
Price per unit: $399,950
Price that breaks even: $138,292
Rent that breaks even: $7,873/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.83M vs $5.25M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$1,313
Insurance Estimate	−$262
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$736
Mortgage (principal + interest)	−$4,257
Cash flow	−$3,521
Principal paid down (equity, not cash)	$542

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 $1.83M, stocks $5.25M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $719,910 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	$1,825,073
If you put the same money in stocks
Cash to close ($103,987) invested at 7%	$791,576
Monthly shortfalls ($1,413,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,589,643
What you'd walk away with	$5,381,218
Building minus stocks	−$3,556,145

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $719,910 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	$1,825,073
If you put the same money in stocks
Cash to close ($103,987) invested at 7%	$791,576
Monthly shortfalls ($1,572,679 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,023,907
What you'd walk away with	$5,815,482
Building minus stocks	−$3,990,409

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $710,910 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	$1,802,257
If you put the same money in stocks
Cash to close ($102,687) invested at 7%	$781,680
Monthly shortfalls ($1,391,468 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,520,030
What you'd walk away with	$5,301,709
Building minus stocks	−$3,499,452

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $710,910 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	$1,802,257
If you put the same money in stocks
Cash to close ($102,687) invested at 7%	$781,680
Monthly shortfalls ($1,550,853 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,954,294
What you'd walk away with	$5,735,973
Building minus stocks	−$3,933,716

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $639,920 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	$1,825,073
If you put the same money in stocks
Cash to close ($183,977) invested at 7%	$1,400,480
Monthly shortfalls ($1,200,114 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,847,188
What you'd walk away with	$5,247,668
Building minus stocks	−$3,422,595

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $639,920 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	$1,825,073
If you put the same money in stocks
Cash to close ($183,977) invested at 7%	$1,400,480
Monthly shortfalls ($1,359,499 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,281,452
What you'd walk away with	$5,681,932
Building minus stocks	−$3,856,859

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $631,920 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	$1,802,257
If you put the same money in stocks
Cash to close ($181,677) invested at 7%	$1,382,972
Monthly shortfalls ($1,180,953 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,786,857
What you'd walk away with	$5,169,829
Building minus stocks	−$3,367,572

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $631,920 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	$1,802,257
If you put the same money in stocks
Cash to close ($181,677) invested at 7%	$1,382,972
Monthly shortfalls ($1,340,338 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,221,121
What you'd walk away with	$5,604,093
Building minus stocks	−$3,801,836

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $599,925 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	$1,825,073
If you put the same money in stocks
Cash to close ($223,972) invested at 7%	$1,704,932
Monthly shortfalls ($1,104,322 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,545,570
What you'd walk away with	$5,250,502
Building minus stocks	−$3,425,429

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,941,567
Minus 6% selling cost	−$116,494
Minus loan still owedTenants' rent paid down all $599,925 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	$1,825,073
If you put the same money in stocks
Cash to close ($223,972) invested at 7%	$1,704,932
Monthly shortfalls ($1,263,707 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,979,834
What you'd walk away with	$5,684,766
Building minus stocks	−$3,859,693

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $592,425 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	$1,802,257
If you put the same money in stocks
Cash to close ($221,172) invested at 7%	$1,683,618
Monthly shortfalls ($1,086,359 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,489,010
What you'd walk away with	$5,172,627
Building minus stocks	−$3,370,370

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,917,295
Minus 6% selling cost	−$115,038
Minus loan still owedTenants' rent paid down all $592,425 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	$1,802,257
If you put the same money in stocks
Cash to close ($221,172) invested at 7%	$1,683,618
Monthly shortfalls ($1,245,744 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,923,274
What you'd walk away with	$5,606,891
Building minus stocks	−$3,804,634

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 3013 JAMES AVE S
mediumAsking is $661,608 above the price where cash flow breaks even ($138,292) at the default scenario. Based on: Derived: price $799,900 vs. break-even $138,292
low$297 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 0402824210039: special assessments (current) = $296.63

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 261 days on market, 1 price cuts

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)	$15,756
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,144
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 1906: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1906
Market value (2026)	$832,900
Property tax	$15,756
Special assessments	$297
Homestead	no
Last sale	2021-06-01 · $968,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 2193 m away.

Crime in East Bde Maka Ska

141 incidents in the last 12 months (54 per 1,000 residents), −8% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-01-12Price cut at $799,900 (was $999,900) · from listing history
2026-01-12New at $799,900