3431 Elliot Ave

Minneapolis, MN · Powderhorn Park · Find the listing ↗

Far off

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

Asking price: $489,000
Monthly cash flow: −$1,393
Estimated rent: $3,300/mo
Break-even price: $227,197

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900

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: $489,000
Monthly cash flow: −$1,393
Cash to close: $112,470
Cap rate: 3.0%
Cash-on-cash: −14.9%
DSCR: 0.46×
GRM: 12.3
Price per unit: $244,500
Price that breaks even: $227,197
Rent that breaks even: $5,110/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.12M vs $2.05M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Estimate	−$856
Insurance Estimate	−$246
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,209
Mortgage (principal + interest)	−$2,603
Cash flow	−$1,393
Principal paid down (equity, not cash)	$331

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 $1.12M, stocks $2.05M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $440,100 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	$1,115,715
If you put the same money in stocks
Cash to close ($63,570) invested at 7%	$483,911
Monthly shortfalls ($441,601 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,645,749
What you'd walk away with	$2,129,660
Building minus stocks	−$1,013,945

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $440,100 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	$1,115,715
If you put the same money in stocks
Cash to close ($63,570) invested at 7%	$483,911
Monthly shortfalls ($600,986 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,080,012
What you'd walk away with	$2,563,923
Building minus stocks	−$1,448,208

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,162,659
Minus 6% selling cost	−$69,760
Minus loan still owedTenants' rent paid down all $431,100 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	$1,092,899
If you put the same money in stocks
Cash to close ($62,270) invested at 7%	$474,015
Monthly shortfalls ($419,775 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,576,135
What you'd walk away with	$2,050,151
Building minus stocks	−$957,252

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,162,659
Minus 6% selling cost	−$69,760
Minus loan still owedTenants' rent paid down all $431,100 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	$1,092,899
If you put the same money in stocks
Cash to close ($62,270) invested at 7%	$474,015
Monthly shortfalls ($579,160 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,010,399
What you'd walk away with	$2,484,414
Building minus stocks	−$1,391,515

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $391,200 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	$1,115,715
If you put the same money in stocks
Cash to close ($112,470) invested at 7%	$856,150
Monthly shortfalls ($311,278 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,191,867
What you'd walk away with	$2,048,017
Building minus stocks	−$932,302

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $391,200 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	$1,115,715
If you put the same money in stocks
Cash to close ($112,470) invested at 7%	$856,150
Monthly shortfalls ($470,663 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,626,130
What you'd walk away with	$2,482,281
Building minus stocks	−$1,366,566

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,162,659
Minus 6% selling cost	−$69,760
Minus loan still owedTenants' rent paid down all $383,200 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	$1,092,899
If you put the same money in stocks
Cash to close ($110,170) invested at 7%	$838,642
Monthly shortfalls ($292,117 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,131,535
What you'd walk away with	$1,970,177
Building minus stocks	−$877,278

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,162,659
Minus 6% selling cost	−$69,760
Minus loan still owedTenants' rent paid down all $383,200 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	$1,092,899
If you put the same money in stocks
Cash to close ($110,170) invested at 7%	$838,642
Monthly shortfalls ($451,502 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,565,799
What you'd walk away with	$2,404,441
Building minus stocks	−$1,311,542

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $366,750 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	$1,115,715
If you put the same money in stocks
Cash to close ($136,920) invested at 7%	$1,042,270
Monthly shortfalls ($252,718 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,007,479
What you'd walk away with	$2,049,749
Building minus stocks	−$934,034

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $366,750 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	$1,115,715
If you put the same money in stocks
Cash to close ($136,920) invested at 7%	$1,042,270
Monthly shortfalls ($412,103 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,441,743
What you'd walk away with	$2,484,013
Building minus stocks	−$1,368,298

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,162,659
Minus 6% selling cost	−$69,760
Minus loan still owedTenants' rent paid down all $359,250 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	$1,092,899
If you put the same money in stocks
Cash to close ($134,120) invested at 7%	$1,020,956
Monthly shortfalls ($234,755 total by yr 30) investedThe money you'd have put into the building while it lost money	$950,919
What you'd walk away with	$1,971,874
Building minus stocks	−$878,975

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,162,659
Minus 6% selling cost	−$69,760
Minus loan still owedTenants' rent paid down all $359,250 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	$1,092,899
If you put the same money in stocks
Cash to close ($134,120) invested at 7%	$1,020,956
Monthly shortfalls ($394,140 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,385,183
What you'd walk away with	$2,406,138
Building minus stocks	−$1,313,239

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

highThe city's rental license covers 1 unit(s); this analysis counts 2. Public record: Minneapolis Active Rental Licenses: 3431 ELLIOT AVE, units=1
mediumAsking is $261,803 above the price where cash flow breaks even ($227,197) at the default scenario. Based on: Derived: price $489,000 vs. break-even $227,197

Opportunities

None found.

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.	$10,269
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,952
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 1907: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	single family house
Living units	2
Year built	1907
Market value (2026)	$372,900
Property tax	$5,569
Special assessments	none
Homestead	no
Last sale	2021-11-01 · $355,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 1 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 1070 m away.

Crime in Powderhorn Park

527 incidents in the last 12 months (63 per 1,000 residents), −6% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-08New at $489,000