3047 Grand St NE

Minneapolis, MN · Marshall Terrace · Find the listing ↗

Far off

Asking price: $390,000
Monthly cash flow: −$952
Estimated rent: $2,700/mo
Break-even price: $211,060

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: $390,000
Monthly cash flow: −$952
Cash to close: $89,700
Cap rate: 3.5%
Cash-on-cash: −12.7%
DSCR: 0.54×
GRM: 12.0
Price per unit: $195,000
Price that breaks even: $211,060
Rent that breaks even: $3,937/mo
Cash flow turns positive: year 26
Year 30: property vs stocks: $898K vs $1.38M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$519
Insurance Estimate	−$207
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	$1,123
Mortgage (principal + interest)	−$2,076
Cash flow	−$952
Principal paid down (equity, not cash)	$264

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 $898K, stocks $1.38M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 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	$889,834
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($256,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,055,546
What you'd walk away with	$1,441,488
Building minus stocks	−$551,654

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 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	$889,834
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($386,700 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,410,853
What you'd walk away with	$1,796,794
Building minus stocks	−$906,960

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,360
Minus 6% selling cost	−$55,342
Minus loan still owedTenants' rent paid down all $342,000 of principal by year 30	$0
Plus rental profits, invested at 7%$388 of profit by year 30, before investment growth	$388
What you'd walk away with	$867,406
If you put the same money in stocks
Cash to close ($49,400) invested at 7%	$376,045
Monthly shortfalls ($234,856 total by yr 30) investedThe money you'd have put into the building while it lost money	$986,321
What you'd walk away with	$1,362,367
Building minus stocks	−$494,961

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,360
Minus 6% selling cost	−$55,342
Minus loan still owedTenants' rent paid down all $342,000 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	$867,018
If you put the same money in stocks
Cash to close ($49,400) invested at 7%	$376,045
Monthly shortfalls ($364,874 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,341,240
What you'd walk away with	$1,717,285
Building minus stocks	−$850,267

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$7,452 of profit by year 30, before investment growth	$8,074
What you'd walk away with	$897,909
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($159,807 total by yr 30) investedThe money you'd have put into the building while it lost money	$701,629
What you'd walk away with	$1,384,448
Building minus stocks	−$486,539

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 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	$889,834
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($282,761 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,048,861
What you'd walk away with	$1,731,681
Building minus stocks	−$841,847

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,360
Minus 6% selling cost	−$55,342
Minus loan still owedTenants' rent paid down all $304,000 of principal by year 30	$0
Plus rental profits, invested at 7%$10,904 of profit by year 30, before investment growth	$12,110
What you'd walk away with	$879,129
If you put the same money in stocks
Cash to close ($87,400) invested at 7%	$665,311
Monthly shortfalls ($144,099 total by yr 30) investedThe money you'd have put into the building while it lost money	$645,334
What you'd walk away with	$1,310,645
Building minus stocks	−$431,516

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,360
Minus 6% selling cost	−$55,342
Minus loan still owedTenants' rent paid down all $304,000 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	$867,018
If you put the same money in stocks
Cash to close ($87,400) invested at 7%	$665,311
Monthly shortfalls ($263,601 total by yr 30) investedThe money you'd have put into the building while it lost money	$988,530
What you'd walk away with	$1,653,841
Building minus stocks	−$786,823

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$17,006 of profit by year 30, before investment growth	$19,568
What you'd walk away with	$909,403
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($122,657 total by yr 30) investedThe money you'd have put into the building while it lost money	$566,065
What you'd walk away with	$1,397,324
Building minus stocks	−$487,921

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 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	$889,834
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($236,057 total by yr 30) investedThe money you'd have put into the building while it lost money	$901,804
What you'd walk away with	$1,733,062
Building minus stocks	−$843,228

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,360
Minus 6% selling cost	−$55,342
Minus loan still owedTenants' rent paid down all $285,000 of principal by year 30	$0
Plus rental profits, invested at 7%$21,836 of profit by year 30, before investment growth	$25,780
What you'd walk away with	$892,799
If you put the same money in stocks
Cash to close ($106,400) invested at 7%	$809,944
Monthly shortfalls ($109,524 total by yr 30) investedThe money you'd have put into the building while it lost money	$515,717
What you'd walk away with	$1,325,661
Building minus stocks	−$432,862

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,360
Minus 6% selling cost	−$55,342
Minus loan still owedTenants' rent paid down all $285,000 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	$867,018
If you put the same money in stocks
Cash to close ($106,400) invested at 7%	$809,944
Monthly shortfalls ($218,094 total by yr 30) investedThe money you'd have put into the building while it lost money	$845,243
What you'd walk away with	$1,655,187
Building minus stocks	−$788,169

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 $178,940 above the price where cash flow breaks even ($211,060) at the default scenario. Based on: Derived: price $390,000 vs. break-even $211,060

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)	$6,229
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,479
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)	$328,000
Property tax	$6,229
Special assessments	none
Homestead	no
Last sale	2023-09-01 · $380,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 1060 m away.

Crime in Marshall Terrace

99 incidents in the last 12 months (68 per 1,000 residents), +14% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-13New at $390,000