3429 Aldrich Ave S

Minneapolis, MN · South Uptown · Listing office ↗ · Find the listing ↗

Far off

Asking price: $349,900
Monthly cash flow: −$1,063
Estimated rent: $2,400/mo
Break-even price: $150,117

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
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $349,900
Monthly cash flow: −$1,063
Cash to close: $80,477
Cap rate: 2.7%
Cash-on-cash: −15.9%
DSCR: 0.43×
GRM: 12.1
Price per unit: $174,950
Price that breaks even: $150,117
Rent that breaks even: $3,781/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $798K vs $1.58M

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Public record	−$617
Insurance Estimate	−$202
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$799
Mortgage (principal + interest)	−$1,862
Cash flow	−$1,063
Principal paid down (equity, not cash)	$237

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 $798K, stocks $1.58M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,299
Minus 6% selling cost	−$50,958
Minus loan still owedTenants' rent paid down all $314,910 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	$798,341
If you put the same money in stocks
Cash to close ($45,487) invested at 7%	$346,259
Monthly shortfalls ($358,489 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,289,546
What you'd walk away with	$1,635,804
Building minus stocks	−$837,463

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,299
Minus 6% selling cost	−$50,958
Minus loan still owedTenants' rent paid down all $314,910 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	$798,341
If you put the same money in stocks
Cash to close ($45,487) invested at 7%	$346,259
Monthly shortfalls ($474,405 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,605,374
What you'd walk away with	$1,951,632
Building minus stocks	−$1,153,291

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,027
Minus 6% selling cost	−$49,502
Minus loan still owedTenants' rent paid down all $305,910 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	$775,525
If you put the same money in stocks
Cash to close ($44,187) invested at 7%	$336,363
Monthly shortfalls ($336,663 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,219,933
What you'd walk away with	$1,556,295
Building minus stocks	−$780,770

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,027
Minus 6% selling cost	−$49,502
Minus loan still owedTenants' rent paid down all $305,910 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	$775,525
If you put the same money in stocks
Cash to close ($44,187) invested at 7%	$336,363
Monthly shortfalls ($452,579 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,535,761
What you'd walk away with	$1,872,124
Building minus stocks	−$1,096,599

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,299
Minus 6% selling cost	−$50,958
Minus loan still owedTenants' rent paid down all $279,920 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	$798,341
If you put the same money in stocks
Cash to close ($80,477) invested at 7%	$612,611
Monthly shortfalls ($265,237 total by yr 30) investedThe money you'd have put into the building while it lost money	$964,774
What you'd walk away with	$1,577,385
Building minus stocks	−$779,044

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,299
Minus 6% selling cost	−$50,958
Minus loan still owedTenants' rent paid down all $279,920 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	$798,341
If you put the same money in stocks
Cash to close ($80,477) invested at 7%	$612,611
Monthly shortfalls ($381,154 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,280,602
What you'd walk away with	$1,893,214
Building minus stocks	−$1,094,873

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,027
Minus 6% selling cost	−$49,502
Minus loan still owedTenants' rent paid down all $271,920 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	$775,525
If you put the same money in stocks
Cash to close ($78,177) invested at 7%	$595,103
Monthly shortfalls ($246,077 total by yr 30) investedThe money you'd have put into the building while it lost money	$904,443
What you'd walk away with	$1,499,546
Building minus stocks	−$724,021

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,027
Minus 6% selling cost	−$49,502
Minus loan still owedTenants' rent paid down all $271,920 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	$775,525
If you put the same money in stocks
Cash to close ($78,177) invested at 7%	$595,103
Monthly shortfalls ($361,993 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,220,271
What you'd walk away with	$1,815,374
Building minus stocks	−$1,039,849

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,299
Minus 6% selling cost	−$50,958
Minus loan still owedTenants' rent paid down all $262,425 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	$798,341
If you put the same money in stocks
Cash to close ($97,972) invested at 7%	$745,788
Monthly shortfalls ($223,335 total by yr 30) investedThe money you'd have put into the building while it lost money	$832,837
What you'd walk away with	$1,578,625
Building minus stocks	−$780,284

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,299
Minus 6% selling cost	−$50,958
Minus loan still owedTenants' rent paid down all $262,425 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	$798,341
If you put the same money in stocks
Cash to close ($97,972) invested at 7%	$745,788
Monthly shortfalls ($339,252 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,148,665
What you'd walk away with	$1,894,453
Building minus stocks	−$1,096,112

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,027
Minus 6% selling cost	−$49,502
Minus loan still owedTenants' rent paid down all $254,925 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	$775,525
If you put the same money in stocks
Cash to close ($95,172) invested at 7%	$724,474
Monthly shortfalls ($205,372 total by yr 30) investedThe money you'd have put into the building while it lost money	$776,277
What you'd walk away with	$1,500,750
Building minus stocks	−$725,225

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,027
Minus 6% selling cost	−$49,502
Minus loan still owedTenants' rent paid down all $254,925 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	$775,525
If you put the same money in stocks
Cash to close ($95,172) invested at 7%	$724,474
Monthly shortfalls ($321,289 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,092,105
What you'd walk away with	$1,816,578
Building minus stocks	−$1,041,053

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

highProperty taxes have been delinquent since 2024. Expect penalties and a payoff at closing; ask why. Public record: Hennepin County parcel 0402824410088: earliest delinquent year=24
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 3429 ALDRICH AVE S
medium$2,146 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 0402824410088: special assessments (current) = $2,146.45
mediumAsking is $199,783 above the price where cash flow breaks even ($150,117) at the default scenario. Based on: Derived: price $349,900 vs. break-even $150,117

Opportunities

The seller bought for $105,000 in Apr 2020, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 0402824410088: last sale 2020-04-01, $105,000
Long time on market: room to negotiate. Based on: Listing data: 114 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 Public recordHennepin County record, current payable year (non-homestead)	$7,402
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,426
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)	$391,300
Property tax	$7,402
Special assessments	$2,146
Homestead	no
Taxes delinquent since	24
Last sale	2020-04-01 · $105,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1126 m away.

Crime in South Uptown

337 incidents in the last 12 months (57 per 1,000 residents), −14% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-10New at $349,900