3212 Park Ave

Minneapolis, MN · Central · View the listing ↗

Cash flows

50 photos

Photos courtesy of VSM Real Estate, via Realtor.com.

Asking price: $399,900
Monthly cash flow: $342
Estimated rent: $4,225/mo
Break-even price: $464,117

Adjust the numbers See the full breakdown

From the listing

Classic charm meets fresh updates in this renovated up-down duplex on Park Avenue! Beautiful woodwork, stained-glass accents and an enclosed front porch set the tone, while updated kitchens and bathrooms add modern appeal. The main-floor unit offers 3 bedrooms and 1 bath. The upper unit spans two levels with 4 bedrooms and 1 bath, including an oversized top-floor primary bedroom with room for a sitting area or workspace. Both units feature bright living spaces and eat-in kitchens. Enjoy a fenced a covered upper-level deck, plus basement laundry and storage space. An excellent opportunity to live in one unit and rent the other or add a spacious, character-filled property to your rental portfolio! Bonus features: NEW boiler, NEW windows, NEW sod in backyard, NEW deck!

Listing courtesy of VSM Real Estate (Joseph Maselter). Description from Realtor.com, MLS #7153090. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $399,900
Cash to close: $91,977
Price per unit: $199,950
GRM: 7.9

Each month

Cash flow: $342/mo
Cash-on-cash: 4.5%
Cap rate: 7.4%
DSCR: 1.16×

Break-even

Price that breaks even: $464,117
Rent that breaks even: $3,781/mo

Long run

Year 30: property vs stocks: $2.27M vs $700K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,225
Vacancy (6%)	−$254
Collected	$3,972
Property tax Listing	−$318
Insurance Estimate	−$235
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$338
Capital reserve (9% of rent)	−$380
Net operating income	$2,470
Mortgage (principal + interest)	−$2,128
Cash flow	$342
Principal paid down (equity, not cash)	$271

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$502,242 of profit by year 30, before investment growth	$1,006,050
What you'd walk away with	$1,918,473
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($2,821 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,554
What you'd walk away with	$415,292
Building minus stocks	$1,503,181

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$315,722 of profit by year 30, before investment growth	$562,951
What you'd walk away with	$1,475,373
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($20,363 total by yr 30) investedThe money you'd have put into the building while it lost money	$132,444
What you'd walk away with	$528,182
Building minus stocks	$947,191

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$522,413 of profit by year 30, before investment growth	$1,064,334
What you'd walk away with	$1,953,940
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($1,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,224
What you'd walk away with	$394,067
Building minus stocks	$1,559,873

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$333,999 of profit by year 30, before investment growth	$610,098
What you'd walk away with	$1,499,704
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($16,813 total by yr 30) investedThe money you'd have put into the building while it lost money	$109,978
What you'd walk away with	$495,820
Building minus stocks	$1,003,884

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$605,998 of profit by year 30, before investment growth	$1,357,677
What you'd walk away with	$2,270,099
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
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	$700,152
Building minus stocks	$1,569,947

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$402,124 of profit by year 30, before investment growth	$803,023
What you'd walk away with	$1,715,446
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($188 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,336
What you'd walk away with	$701,488
Building minus stocks	$1,013,958

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$625,158 of profit by year 30, before investment growth	$1,418,008
What you'd walk away with	$2,307,614
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
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	$682,644
Building minus stocks	$1,624,970

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$421,097 of profit by year 30, before investment growth	$862,019
What you'd walk away with	$1,751,625
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
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	$682,644
Building minus stocks	$1,068,981

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$653,887 of profit by year 30, before investment growth	$1,508,467
What you'd walk away with	$2,420,890
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
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	$852,359
Building minus stocks	$1,568,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$449,826 of profit by year 30, before investment growth	$952,478
What you'd walk away with	$1,864,900
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
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	$852,359
Building minus stocks	$1,012,541

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$671,851 of profit by year 30, before investment growth	$1,565,028
What you'd walk away with	$2,454,634
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
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	$831,045
Building minus stocks	$1,623,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$467,789 of profit by year 30, before investment growth	$1,009,038
What you'd walk away with	$1,898,645
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
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	$831,045
Building minus stocks	$1,067,600

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.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $2.27M, stocks $700K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

3 bed estimate $1,725/mo · range $1,600–$1,975 · 6 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
3336 4th Ave S Apt 4, Minneapolis	$1,595	3 / 1	1,100	0.3 mi	—	Apartment
3336 4th Ave S Apt 2, Minneapolis	$1,795	3 / 1	1,100	0.3 mi	—	Apartment
2835 11th Ave S, Minneapolis	$1,700	3 / 2	1,166	0.6 mi	2026-05-21	Apartment
3333 Nicollet Ave, Minneapolis	$2,499	3 / 2.5	1,400	0.6 mi	2026-06-05	Apartment
2821 1st Ave S, Minneapolis	$1,600	3 / 1	1,743	0.7 mi	2026-06-17	Apartment
3208 Blaisdell Ave Apt 3, Minneapolis	$1,750	3 / 1	1,220	0.7 mi	2024-07-22	Apartment

4 bed estimate $2,500/mo · range $2,375–$2,525 · 6 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2820 12th Ave S, Minneapolis	$2,500	11 / 5	2,880	0.6 mi	2026-08-06	Duplex triplex
2820 12th Ave S Apt 1, Minneapolis	$2,500	4 / 2	1,440	0.6 mi	2026-08-13	Duplex triplex
220 E 27th St, Minneapolis	$2,600	4 / 1	2,516	0.8 mi	2026-04-04	Apartment
2540 12th Ave S Apt 2, Minneapolis	$2,325	5 / 2	1,700	0.9 mi	—	Apartment
2529 Pleasant Ave Unit 2, Minneapolis	$2,500	4 / 2	2,000	1.2 mi	2026-08-25	Apartment
2449 Lyndale Ave S, Minneapolis	$2,395	4 / 3	1,804	1.4 mi	2026-06-02	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

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 3212 PARK AVE
mediumBought for $240,000 in Jun 2026; asking is 67% more 4 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0202824230179: last sale 2026-06-01, $240,000

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 Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$3,817
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,819
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 1901: +1 pt capital reserve	8% / 9%

Status history

2026-10-01New at $399,900

County record Public record

Recorded as	duplex
Living units	2
Year built	1901
Market value (2026)	$267,800
Property tax	$3,817
Special assessments	none
Homestead	no
Last sale	2026-06-01 · $240,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 710 m away.

Crime in Central

409 incidents in the last 12 months (50 per 1,000 residents), −10% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).