3113 Harriet Ave

Minneapolis, MN · Lyndale · Find the listing ↗

Asking price: $399,000
Monthly cash flow: −$313
Estimated rent: $3,600/mo
Break-even price: $340,158

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

4 bed / 1 bath (est.)$1,950 $1,650–$2,250
3 bed / 1 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: $399,000
Monthly cash flow: −$313
Cash to close: $91,770
Cap rate: 5.4%
Cash-on-cash: −4.1%
DSCR: 0.85×
GRM: 9.2
Price per unit: $199,500
Price that breaks even: $340,158
Rent that breaks even: $4,007/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $1.32M vs $784K

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Public record	−$518
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,810
Mortgage (principal + interest)	−$2,124
Cash flow	−$313
Principal paid down (equity, not cash)	$270

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 $1.32M, stocks $784K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 of principal by year 30	$0
Plus rental profits, invested at 7%$167,787 of profit by year 30, before investment growth	$257,603
What you'd walk away with	$1,167,972
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($51,734 total by yr 30) investedThe money you'd have put into the building while it lost money	$307,541
What you'd walk away with	$702,388
Building minus stocks	$465,584

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 of principal by year 30	$0
Plus rental profits, invested at 7%$58,401 of profit by year 30, before investment growth	$74,783
What you'd walk away with	$985,152
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($116,223 total by yr 30) investedThe money you'd have put into the building while it lost money	$598,463
What you'd walk away with	$993,311
Building minus stocks	−$8,159

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$181,917 of profit by year 30, before investment growth	$286,187
What you'd walk away with	$1,173,740
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($44,038 total by yr 30) investedThe money you'd have put into the building while it lost money	$266,511
What you'd walk away with	$651,463
Building minus stocks	$522,277

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$67,305 of profit by year 30, before investment growth	$88,270
What you'd walk away with	$975,823
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($103,301 total by yr 30) investedThe money you'd have put into the building while it lost money	$542,337
What you'd walk away with	$927,288
Building minus stocks	$48,535

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 of principal by year 30	$0
Plus rental profits, invested at 7%$235,706 of profit by year 30, before investment growth	$405,402
What you'd walk away with	$1,315,772
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($13,316 total by yr 30) investedThe money you'd have put into the building while it lost money	$84,995
What you'd walk away with	$783,571
Building minus stocks	$532,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 of principal by year 30	$0
Plus rental profits, invested at 7%$103,339 of profit by year 30, before investment growth	$147,949
What you'd walk away with	$1,058,318
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($54,824 total by yr 30) investedThe money you'd have put into the building while it lost money	$301,284
What you'd walk away with	$999,860
Building minus stocks	$58,458

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$251,048 of profit by year 30, before investment growth	$442,625
What you'd walk away with	$1,330,178
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($9,497 total by yr 30) investedThe money you'd have put into the building while it lost money	$61,886
What you'd walk away with	$742,954
Building minus stocks	$587,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$114,150 of profit by year 30, before investment growth	$167,507
What you'd walk away with	$1,055,060
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($46,474 total by yr 30) investedThe money you'd have put into the building while it lost money	$260,511
What you'd walk away with	$941,579
Building minus stocks	$113,481

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 of principal by year 30	$0
Plus rental profits, invested at 7%$275,206 of profit by year 30, before investment growth	$504,635
What you'd walk away with	$1,415,004
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($5,034 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,776
What you'd walk away with	$884,217
Building minus stocks	$530,787

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 of principal by year 30	$0
Plus rental profits, invested at 7%$131,507 of profit by year 30, before investment growth	$200,582
What you'd walk away with	$1,110,951
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($35,210 total by yr 30) investedThe money you'd have put into the building while it lost money	$203,466
What you'd walk away with	$1,053,907
Building minus stocks	$57,044

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$291,038 of profit by year 30, before investment growth	$547,286
What you'd walk away with	$1,434,839
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($2,902 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,867
What you'd walk away with	$848,994
Building minus stocks	$585,845

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$143,108 of profit by year 30, before investment growth	$223,774
What you'd walk away with	$1,111,327
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($28,847 total by yr 30) investedThe money you'd have put into the building while it lost money	$170,097
What you'd walk away with	$999,224
Building minus stocks	$112,103

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

No red flags in the available data. That isn't the same as none.

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)	$6,211
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,568
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 1894: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1894
Market value (2026)	$328,300
Property tax	$6,211
Special assessments	none
Homestead	no
Last sale	2020-09-01 · $385,000

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 796 m away.

Crime in Lyndale

475 incidents in the last 12 months (66 per 1,000 residents), −2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-30Price cut at $399,000 (was $414,000) · from listing history
2026-09-30New at $399,000