Minneapolis › Folwell

3236 James Ave N

Minneapolis, MN · Folwell · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $275,000
Monthly cash flow: −$303
Estimated rent: $2,700/mo
Break-even price: $218,124

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: $275,000
Monthly cash flow: −$303
Cash to close: $63,250
Cap rate: 5.1%
Cash-on-cash: −5.7%
DSCR: 0.79×
GRM: 8.5
Price per unit: $137,500
Price that breaks even: $218,124
Rent that breaks even: $3,093/mo
Cash flow turns positive: year 11
Year 30: property vs stocks: $802K vs $594K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$481
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	$1,161
Mortgage (principal + interest)	−$1,464
Cash flow	−$303
Principal paid down (equity, not cash)	$186

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 $802K, stocks $594K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$70,524 of profit by year 30, before investment growth	$99,479
What you'd walk away with	$726,926
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($52,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$292,524
What you'd walk away with	$564,663
Building minus stocks	$162,263

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$8,675 of profit by year 30, before investment growth	$9,648
What you'd walk away with	$637,096
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($121,086 total by yr 30) investedThe money you'd have put into the building while it lost money	$558,001
What you'd walk away with	$830,139
Building minus stocks	−$193,043

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$82,387 of profit by year 30, before investment growth	$120,599
What you'd walk away with	$725,230
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($42,566 total by yr 30) investedThe money you'd have put into the building while it lost money	$244,032
What you'd walk away with	$506,274
Building minus stocks	$218,956

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$13,497 of profit by year 30, before investment growth	$15,557
What you'd walk away with	$620,188
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($104,082 total by yr 30) investedThe money you'd have put into the building while it lost money	$494,296
What you'd walk away with	$756,539
Building minus stocks	−$136,351

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$110,165 of profit by year 30, before investment growth	$174,970
What you'd walk away with	$802,418
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($18,879 total by yr 30) investedThe money you'd have put into the building while it lost money	$112,765
What you'd walk away with	$594,241
Building minus stocks	$208,177

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$27,192 of profit by year 30, before investment growth	$34,064
What you'd walk away with	$661,511
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($66,313 total by yr 30) investedThe money you'd have put into the building while it lost money	$327,166
What you'd walk away with	$808,641
Building minus stocks	−$147,130

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$123,721 of profit by year 30, before investment growth	$204,230
What you'd walk away with	$808,861
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($13,275 total by yr 30) investedThe money you'd have put into the building while it lost money	$81,694
What you'd walk away with	$545,661
Building minus stocks	$263,200

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$34,643 of profit by year 30, before investment growth	$45,042
What you'd walk away with	$649,673
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($54,603 total by yr 30) investedThe money you'd have put into the building while it lost money	$277,813
What you'd walk away with	$741,780
Building minus stocks	−$92,107

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$134,021 of profit by year 30, before investment growth	$227,615
What you'd walk away with	$855,062
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($9,803 total by yr 30) investedThe money you'd have put into the building while it lost money	$61,716
What you'd walk away with	$647,859
Building minus stocks	$207,203

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$40,678 of profit by year 30, before investment growth	$54,449
What you'd walk away with	$681,896
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($46,866 total by yr 30) investedThe money you'd have put into the building while it lost money	$243,856
What you'd walk away with	$830,000
Building minus stocks	−$148,104

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$148,172 of profit by year 30, before investment growth	$261,410
What you'd walk away with	$866,041
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($5,991 total by yr 30) investedThe money you'd have put into the building while it lost money	$38,951
What you'd walk away with	$603,780
Building minus stocks	$262,261

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$49,334 of profit by year 30, before investment growth	$68,657
What you'd walk away with	$673,288
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($37,559 total by yr 30) investedThe money you'd have put into the building while it lost money	$201,504
What you'd walk away with	$766,333
Building minus stocks	−$93,045

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 3236 JAMES AVE N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 139 days on market

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 Estimateestimate. No tax record found; 2.1% of price.	$5,775
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,482
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 1910: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1910
Market value (2026)	$257,900
Property tax	$3,665
Special assessments	none
Homestead	no
Last sale	2021-08-01 · $255,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 94, about 1381 m away.

Crime in Folwell

341 incidents in the last 12 months (57 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

2026-05-16New at $275,000