3023 Dupont Ave N

Minneapolis, MN · Hawthorne · Find the listing ↗

Asking price: $259,900
Monthly cash flow: −$78
Estimated rent: $2,700/mo
Break-even price: $245,247

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: $259,900
Monthly cash flow: −$78
Cash to close: $59,777
Cap rate: 6.0%
Cash-on-cash: −1.6%
DSCR: 0.94×
GRM: 8.0
Price per unit: $129,950
Price that breaks even: $245,247
Rent that breaks even: $2,801/mo
Cash flow turns positive: year 4
Year 30: property vs stocks: $995K vs $466K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$340
Insurance Estimate	−$203
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,305
Mortgage (principal + interest)	−$1,383
Cash flow	−$78
Principal paid down (equity, not cash)	$176

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 $995K, stocks $466K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $233,910 of principal by year 30	$0
Plus rental profits, invested at 7%$159,179 of profit by year 30, before investment growth	$269,205
What you'd walk away with	$862,199
If you put the same money in stocks
Cash to close ($33,787) invested at 7%	$257,195
Monthly shortfalls ($18,802 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,295
What you'd walk away with	$376,490
Building minus stocks	$485,709

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $233,910 of principal by year 30	$0
Plus rental profits, invested at 7%$63,228 of profit by year 30, before investment growth	$87,976
What you'd walk away with	$680,971
If you put the same money in stocks
Cash to close ($33,787) invested at 7%	$257,195
Monthly shortfalls ($53,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$293,374
What you'd walk away with	$550,569
Building minus stocks	$130,402

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $224,910 of principal by year 30	$0
Plus rental profits, invested at 7%$176,126 of profit by year 30, before investment growth	$309,593
What you'd walk away with	$879,771
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($13,923 total by yr 30) investedThe money you'd have put into the building while it lost money	$90,070
What you'd walk away with	$337,370
Building minus stocks	$542,401

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $224,910 of principal by year 30	$0
Plus rental profits, invested at 7%$74,747 of profit by year 30, before investment growth	$108,103
What you'd walk away with	$678,281
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($42,950 total by yr 30) investedThe money you'd have put into the building while it lost money	$243,887
What you'd walk away with	$491,186
Building minus stocks	$187,095

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $207,920 of principal by year 30	$0
Plus rental profits, invested at 7%$211,169 of profit by year 30, before investment growth	$401,693
What you'd walk away with	$994,688
If you put the same money in stocks
Cash to close ($59,777) invested at 7%	$455,038
Monthly shortfalls ($1,526 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,549
What you'd walk away with	$465,586
Building minus stocks	$529,102

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $207,920 of principal by year 30	$0
Plus rental profits, invested at 7%$99,573 of profit by year 30, before investment growth	$155,712
What you'd walk away with	$748,707
If you put the same money in stocks
Cash to close ($59,777) invested at 7%	$455,038
Monthly shortfalls ($20,336 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,875
What you'd walk away with	$574,912
Building minus stocks	$173,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $199,920 of principal by year 30	$0
Plus rental profits, invested at 7%$229,101 of profit by year 30, before investment growth	$453,590
What you'd walk away with	$1,023,769
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
Monthly shortfalls ($297 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,114
What you'd walk away with	$439,644
Building minus stocks	$584,125

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $199,920 of principal by year 30	$0
Plus rental profits, invested at 7%$112,707 of profit by year 30, before investment growth	$183,291
What you'd walk away with	$753,470
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
Monthly shortfalls ($14,309 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,122
What you'd walk away with	$524,652
Building minus stocks	$228,818

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $194,925 of principal by year 30	$0
Plus rental profits, invested at 7%$240,767 of profit by year 30, before investment growth	$489,145
What you'd walk away with	$1,082,140
If you put the same money in stocks
Cash to close ($72,772) invested at 7%	$553,959
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$553,959
Building minus stocks	$528,181

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $194,925 of principal by year 30	$0
Plus rental profits, invested at 7%$121,425 of profit by year 30, before investment growth	$202,604
What you'd walk away with	$795,599
If you put the same money in stocks
Cash to close ($72,772) invested at 7%	$553,959
Monthly shortfalls ($11,064 total by yr 30) investedThe money you'd have put into the building while it lost money	$68,766
What you'd walk away with	$622,725
Building minus stocks	$172,874

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $187,425 of principal by year 30	$0
Plus rental profits, invested at 7%$258,730 of profit by year 30, before investment growth	$545,705
What you'd walk away with	$1,115,884
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$532,645
Building minus stocks	$583,239

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $187,425 of principal by year 30	$0
Plus rental profits, invested at 7%$135,274 of profit by year 30, before investment growth	$234,987
What you'd walk away with	$805,166
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
Monthly shortfalls ($6,950 total by yr 30) investedThe money you'd have put into the building while it lost money	$44,589
What you'd walk away with	$577,233
Building minus stocks	$227,933

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

low$791 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 0902924420008: special assessments (current) = $791.26

Opportunities

The seller bought for $31,250 in Jul 2017, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 0902924420008: last sale 2017-07-01, $31,250

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)	$4,084
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,441
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)	$215,000
Property tax	$4,084
Special assessments	$791
Homestead	no
Last sale	2017-07-01 · $31,250

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 840 m away.

Crime in Hawthorne

446 incidents in the last 12 months (79 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 $259,900