3322 Stevens Ave

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

Asking price: $315,000
Monthly cash flow: −$331
Estimated rent: $3,000/mo
Break-even price: $252,763

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

3 bed / 1 bath (est.)$1,650 $1,400–$1,900
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: $315,000
Monthly cash flow: −$331
Cash to close: $72,450
Cap rate: 5.1%
Cash-on-cash: −5.5%
DSCR: 0.80×
GRM: 8.8
Price per unit: $157,500
Price that breaks even: $252,763
Rent that breaks even: $3,430/mo
Cash flow turns positive: year 10
Year 30: property vs stocks: $940K vs $669K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$480
Insurance Estimate	−$254
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,345
Mortgage (principal + interest)	−$1,677
Cash flow	−$331
Principal paid down (equity, not cash)	$213

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 $940K, stocks $669K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$90,056 of profit by year 30, before investment growth	$129,038
What you'd walk away with	$847,751
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($56,376 total by yr 30) investedThe money you'd have put into the building while it lost money	$318,058
What you'd walk away with	$629,780
Building minus stocks	$217,971

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$16,029 of profit by year 30, before investment growth	$18,421
What you'd walk away with	$737,133
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($127,245 total by yr 30) investedThe money you'd have put into the building while it lost money	$602,225
What you'd walk away with	$913,947
Building minus stocks	−$176,814

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,315
Minus 6% selling cost	−$44,419
Minus loan still owedTenants' rent paid down all $274,500 of principal by year 30	$0
Plus rental profits, invested at 7%$102,355 of profit by year 30, before investment growth	$151,469
What you'd walk away with	$847,365
If you put the same money in stocks
Cash to close ($39,650) invested at 7%	$301,826
Monthly shortfalls ($46,849 total by yr 30) investedThe money you'd have put into the building while it lost money	$270,876
What you'd walk away with	$572,701
Building minus stocks	$274,664

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,315
Minus 6% selling cost	−$44,419
Minus loan still owedTenants' rent paid down all $274,500 of principal by year 30	$0
Plus rental profits, invested at 7%$21,894 of profit by year 30, before investment growth	$25,996
What you'd walk away with	$721,892
If you put the same money in stocks
Cash to close ($39,650) invested at 7%	$301,826
Monthly shortfalls ($111,284 total by yr 30) investedThe money you'd have put into the building while it lost money	$540,187
What you'd walk away with	$842,013
Building minus stocks	−$120,121

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$137,117 of profit by year 30, before investment growth	$221,075
What you'd walk away with	$939,787
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($19,487 total by yr 30) investedThe money you'd have put into the building while it lost money	$117,716
What you'd walk away with	$669,224
Building minus stocks	$270,563

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$40,750 of profit by year 30, before investment growth	$52,673
What you'd walk away with	$771,386
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($68,015 total by yr 30) investedThe money you'd have put into the building while it lost money	$344,100
What you'd walk away with	$895,608
Building minus stocks	−$124,222

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,315
Minus 6% selling cost	−$44,419
Minus loan still owedTenants' rent paid down all $244,000 of principal by year 30	$0
Plus rental profits, invested at 7%$150,921 of profit by year 30, before investment growth	$251,349
What you'd walk away with	$947,245
If you put the same money in stocks
Cash to close ($70,150) invested at 7%	$534,000
Monthly shortfalls ($14,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,659
What you'd walk away with	$621,659
Building minus stocks	$325,586

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,315
Minus 6% selling cost	−$44,419
Minus loan still owedTenants' rent paid down all $244,000 of principal by year 30	$0
Plus rental profits, invested at 7%$48,983 of profit by year 30, before investment growth	$65,387
What you'd walk away with	$761,284
If you put the same money in stocks
Cash to close ($70,150) invested at 7%	$534,000
Monthly shortfalls ($57,088 total by yr 30) investedThe money you'd have put into the building while it lost money	$296,483
What you'd walk away with	$830,483
Building minus stocks	−$69,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$165,043 of profit by year 30, before investment growth	$283,933
What you'd walk away with	$1,002,646
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($9,690 total by yr 30) investedThe money you'd have put into the building while it lost money	$61,797
What you'd walk away with	$733,198
Building minus stocks	$269,448

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$57,832 of profit by year 30, before investment growth	$79,821
What you'd walk away with	$798,533
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($47,375 total by yr 30) investedThe money you'd have put into the building while it lost money	$252,470
What you'd walk away with	$923,871
Building minus stocks	−$125,338

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,315
Minus 6% selling cost	−$44,419
Minus loan still owedTenants' rent paid down all $228,750 of principal by year 30	$0
Plus rental profits, invested at 7%$179,537 of profit by year 30, before investment growth	$319,394
What you'd walk away with	$1,015,291
If you put the same money in stocks
Cash to close ($85,400) invested at 7%	$650,087
Monthly shortfalls ($6,221 total by yr 30) investedThe money you'd have put into the building while it lost money	$40,698
What you'd walk away with	$690,785
Building minus stocks	$324,506

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,315
Minus 6% selling cost	−$44,419
Minus loan still owedTenants' rent paid down all $228,750 of principal by year 30	$0
Plus rental profits, invested at 7%$67,135 of profit by year 30, before investment growth	$95,753
What you'd walk away with	$791,650
If you put the same money in stocks
Cash to close ($85,400) invested at 7%	$650,087
Monthly shortfalls ($38,714 total by yr 30) investedThe money you'd have put into the building while it lost money	$211,842
What you'd walk away with	$861,929
Building minus stocks	−$70,279

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

mediumBought for $238,000 in Mar 2024; asking is 32% more 31 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0302824130099: last sale 2024-03-01, $238,000
mediumAbout 71 m from I 35W: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 35W) at 71 m

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 4 days on market, 2 price cuts

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)	$5,764
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,052
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)	$303,500
Property tax	$5,764
Special assessments	none
Homestead	no
Last sale	2024-03-01 · $238,000

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 71 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

2026-09-28Price cut at $315,000 (was $349,900) · from listing history
2025-07-31Price cut at $349,900 (was $379,000) · from listing history
2026-09-28New at $315,000