Minneapolis › McKinley

3247 Aldrich Ave N

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

Cash flows

Needs more info before these numbers mean much. The city's rental license covers 1 unit(s); this analysis counts 2.

Asking price: $265,000
Monthly cash flow: $792
Estimated rent: $4,050/mo
Break-even price: $413,834

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.)$2,025 $1,850–$2,200
3 bed / 1 bath (est.)$2,025 $1,825–$2,250

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium. As of 2026-10-02. See the comparable rentals ↓

Rent rules: No rent cap.

Price: $265,000
Monthly cash flow: $792
Cash to close: $60,950
Cap rate: 10.0%
Cash-on-cash: 15.6%
DSCR: 1.56×
GRM: 5.5
Price per unit: $132,500
Price that breaks even: $413,834
Rent that breaks even: $3,021/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $2.35M vs $464K

Monthly breakdown

Rent	$4,050
Vacancy (6%)	−$243
Collected	$3,807
Property tax Estimate	−$464
Insurance Estimate	−$222
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$324
Capital reserve (9% of rent)	−$364
Net operating income	$2,203
Mortgage (principal + interest)	−$1,410
Cash flow	$792
Principal paid down (equity, not cash)	$179

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 $2.35M, stocks $464K. The property wins.

How those totals add up

	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%$634,606 of profit by year 30, before investment growth	$1,497,043
What you'd walk away with	$2,101,674
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
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	$262,242
Building minus stocks	$1,839,432

	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%$438,997 of profit by year 30, before investment growth	$964,083
What you'd walk away with	$1,568,714
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
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	$262,242
Building minus stocks	$1,306,472

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $229,500 of principal by year 30	$0
Plus rental profits, invested at 7%$656,432 of profit by year 30, before investment growth	$1,566,656
What you'd walk away with	$2,148,471
If you put the same money in stocks
Cash to close ($33,150) invested at 7%	$252,346
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	$252,346
Building minus stocks	$1,896,125

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $229,500 of principal by year 30	$0
Plus rental profits, invested at 7%$460,823 of profit by year 30, before investment growth	$1,033,696
What you'd walk away with	$1,615,510
If you put the same money in stocks
Cash to close ($33,150) invested at 7%	$252,346
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	$252,346
Building minus stocks	$1,363,164

	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%$705,231 of profit by year 30, before investment growth	$1,743,012
What you'd walk away with	$2,347,643
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
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	$463,967
Building minus stocks	$1,883,676

	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%$509,622 of profit by year 30, before investment growth	$1,210,051
What you'd walk away with	$1,814,682
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
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	$463,967
Building minus stocks	$1,350,715

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $204,000 of principal by year 30	$0
Plus rental profits, invested at 7%$724,392 of profit by year 30, before investment growth	$1,803,343
What you'd walk away with	$2,385,158
If you put the same money in stocks
Cash to close ($58,650) invested at 7%	$446,459
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	$446,459
Building minus stocks	$1,938,699

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $204,000 of principal by year 30	$0
Plus rental profits, invested at 7%$528,783 of profit by year 30, before investment growth	$1,270,383
What you'd walk away with	$1,852,197
If you put the same money in stocks
Cash to close ($58,650) invested at 7%	$446,459
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	$446,459
Building minus stocks	$1,405,738

	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%$736,966 of profit by year 30, before investment growth	$1,842,935
What you'd walk away with	$2,447,566
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
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	$564,829
Building minus stocks	$1,882,737

	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%$541,357 of profit by year 30, before investment growth	$1,309,975
What you'd walk away with	$1,914,606
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
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	$564,829
Building minus stocks	$1,349,777

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$754,929 of profit by year 30, before investment growth	$1,899,496
What you'd walk away with	$2,481,310
If you put the same money in stocks
Cash to close ($71,400) invested at 7%	$543,515
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	$543,515
Building minus stocks	$1,937,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$559,320 of profit by year 30, before investment growth	$1,366,535
What you'd walk away with	$1,948,350
If you put the same money in stocks
Cash to close ($71,400) invested at 7%	$543,515
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	$543,515
Building minus stocks	$1,404,835

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.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-02. The estimate above is RentCast's, weighted toward the closest matches.

4 bed / 1 bath estimate $2,025/mo · range $1,850–$2,200

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
2513 Fremont Ave N, Minneapolis 55411 off market	$2,150	4 / 1	1,500	0.7 mi	2026-08-17	89%
3105 Girard Ave N, Minneapolis 55411 off market	$1,600	4 / 1	872	0.4 mi	2026-01-03	84%
2620 Emerson Ave N, Unit 2, Minneapolis 55411 off market	$1,900	3 / 1	—	0.6 mi	2026-05-13	84%
3118 Morgan Ave N, Minneapolis 55411 off market	$1,900	3 / 1	—	0.7 mi	2025-10-15	83%
3706 N Penn Ave, Unit 2, Minneapolis 55412	$1,999	4 / 2	1,351	1.0 mi	2026-07-12	83%
414 33rd Ave N, Minneapolis 55412 off market	$1,600	4 / 2	2,592	0.2 mi	2025-11-12	80%
816 21st Ave N, Apt 336, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	79%
816 21st Ave N, Apt 226, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	79%
816 21st Ave N, Apt 107, Minneapolis 55411	$1,788	3 / 1	1,500	1.0 mi	2026-07-14	79%
816 21st Ave N, Apt 101, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	79%

3 bed / 1 bath estimate $2,025/mo · range $1,825–$2,250

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
2620 Emerson Ave N, Unit 2, Minneapolis 55411 off market	$1,900	3 / 1	—	0.6 mi	2026-05-13	93%
3118 Morgan Ave N, Minneapolis 55411 off market	$1,900	3 / 1	—	0.7 mi	2025-10-15	93%
816 21st Ave N, Apt 336, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	89%
816 21st Ave N, Apt 226, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	89%
816 21st Ave N, Apt 107, Minneapolis 55411	$1,788	3 / 1	1,500	1.0 mi	2026-07-14	89%
816 21st Ave N, Apt 101, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	89%
816 21st Ave N, Apt 225, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	89%
816 21st Ave N, Apt 335, Minneapolis 55411	$2,065	3 / 1	1,500	1.0 mi	2026-07-14	89%
1510 22nd Ave N, Minneapolis 55411 off market	$1,670	3 / 1	1,500	1.0 mi	2026-05-07	89%
1115 33rd Ave N, Minneapolis 55412 off market	$1,380	3 / 1	1,200	0.2 mi	2026-08-25	87%

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

Red flags and opportunities

Watch for

highThe city's rental license covers 1 unit(s); this analysis counts 2. Public record: Minneapolis Active Rental Licenses: 3247 ALDRICH AVE N, units=1

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 166 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.	$5,565
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,666
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 1915: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1915
Market value (2026)	$237,900
Property tax	$3,330
Special assessments	none
Homestead	no
Last sale	2022-12-01 · $310,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 1 unit(s), Tier 1, status active, renews 2026-03-01.

Nearest highway

I 94, about 545 m away.

Crime in McKinley

144 incidents in the last 12 months (44 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).

Status history

2026-04-19New at $265,000