Minneapolis › Central

3327 Oakland Ave

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

Overpriced

Asking price: $339,000
Monthly cash flow: −$712
Estimated rent: $2,700/mo
Break-even price: $205,311

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: $339,000
Monthly cash flow: −$712
Cash to close: $77,970
Cap rate: 3.9%
Cash-on-cash: −11.0%
DSCR: 0.61×
GRM: 10.5
Price per unit: $169,500
Price that breaks even: $205,311
Rent that breaks even: $3,612/mo
Cash flow turns positive: year 22
Year 30: property vs stocks: $801K vs $1.06M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$593
Insurance Estimate	−$190
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$1,093
Mortgage (principal + interest)	−$1,804
Cash flow	−$712
Principal paid down (equity, not cash)	$230

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 $801K, stocks $1.06M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $305,100 of principal by year 30	$0
Plus rental profits, invested at 7%$5,227 of profit by year 30, before investment growth	$5,574
What you'd walk away with	$779,046
If you put the same money in stocks
Cash to close ($44,070) invested at 7%	$335,472
Monthly shortfalls ($170,476 total by yr 30) investedThe money you'd have put into the building while it lost money	$758,995
What you'd walk away with	$1,094,468
Building minus stocks	−$315,422

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $305,100 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$773,471
If you put the same money in stocks
Cash to close ($44,070) invested at 7%	$335,472
Monthly shortfalls ($295,655 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,108,728
What you'd walk away with	$1,444,200
Building minus stocks	−$670,729

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $296,100 of principal by year 30	$0
Plus rental profits, invested at 7%$8,641 of profit by year 30, before investment growth	$9,472
What you'd walk away with	$760,127
If you put the same money in stocks
Cash to close ($42,770) invested at 7%	$325,576
Monthly shortfalls ($152,064 total by yr 30) investedThe money you'd have put into the building while it lost money	$693,280
What you'd walk away with	$1,018,856
Building minus stocks	−$258,729

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $296,100 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$750,655
If you put the same money in stocks
Cash to close ($42,770) invested at 7%	$325,576
Monthly shortfalls ($273,829 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,039,115
What you'd walk away with	$1,364,691
Building minus stocks	−$614,036

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $271,200 of principal by year 30	$0
Plus rental profits, invested at 7%$23,116 of profit by year 30, before investment growth	$27,678
What you'd walk away with	$801,149
If you put the same money in stocks
Cash to close ($77,970) invested at 7%	$593,528
Monthly shortfalls ($98,018 total by yr 30) investedThe money you'd have put into the building while it lost money	$466,444
What you'd walk away with	$1,059,972
Building minus stocks	−$258,823

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $271,200 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$773,471
If you put the same money in stocks
Cash to close ($77,970) invested at 7%	$593,528
Monthly shortfalls ($205,308 total by yr 30) investedThe money you'd have put into the building while it lost money	$794,073
What you'd walk away with	$1,387,601
Building minus stocks	−$614,130

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $263,200 of principal by year 30	$0
Plus rental profits, invested at 7%$29,301 of profit by year 30, before investment growth	$36,132
What you'd walk away with	$786,787
If you put the same money in stocks
Cash to close ($75,670) invested at 7%	$576,019
Monthly shortfalls ($85,043 total by yr 30) investedThe money you'd have put into the building while it lost money	$414,567
What you'd walk away with	$990,586
Building minus stocks	−$203,799

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $263,200 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$750,655
If you put the same money in stocks
Cash to close ($75,670) invested at 7%	$576,019
Monthly shortfalls ($186,148 total by yr 30) investedThe money you'd have put into the building while it lost money	$733,742
What you'd walk away with	$1,309,761
Building minus stocks	−$559,106

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $254,250 of principal by year 30	$0
Plus rental profits, invested at 7%$37,227 of profit by year 30, before investment growth	$47,559
What you'd walk away with	$821,031
If you put the same money in stocks
Cash to close ($94,920) invested at 7%	$722,555
Monthly shortfalls ($71,533 total by yr 30) investedThe money you'd have put into the building while it lost money	$358,499
What you'd walk away with	$1,081,055
Building minus stocks	−$260,024

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $254,250 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$773,471
If you put the same money in stocks
Cash to close ($94,920) invested at 7%	$722,555
Monthly shortfalls ($164,712 total by yr 30) investedThe money you'd have put into the building while it lost money	$666,247
What you'd walk away with	$1,388,802
Building minus stocks	−$615,331

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $246,750 of principal by year 30	$0
Plus rental profits, invested at 7%$44,662 of profit by year 30, before investment growth	$58,833
What you'd walk away with	$809,488
If you put the same money in stocks
Cash to close ($92,120) invested at 7%	$701,241
Monthly shortfalls ($61,005 total by yr 30) investedThe money you'd have put into the building while it lost money	$313,212
What you'd walk away with	$1,014,453
Building minus stocks	−$204,965

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $246,750 of principal by year 30	$0
Plus rental profits, invested at 7%$422 of profit by year 30, before investment growth	$422
What you'd walk away with	$751,078
If you put the same money in stocks
Cash to close ($92,120) invested at 7%	$701,241
Monthly shortfalls ($147,171 total by yr 30) investedThe money you'd have put into the building while it lost money	$610,108
What you'd walk away with	$1,311,349
Building minus stocks	−$560,271

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

mediumFlat roof per the city assessor on a stucco building: get its age and a moisture inspection. Public record: Hennepin County parcel 0202824230151: roof=FLAT, exterior=STUCCO
mediumAsking is $133,689 above the price where cash flow breaks even ($205,311) at the default scenario. Based on: Derived: price $339,000 vs. break-even $205,311

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 151 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.	$7,119
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,280
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. base rate	8% / 8%

County record Public record

Recorded as	duplex
Living units	2
Year built	1937
Market value (2026)	$310,600
Property tax	$4,530
Special assessments	none
Homestead	no
Last sale	2021-06-01 · $315,000

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 669 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).

Status history

2026-05-04New at $339,000