3504 Cedar Ave S

Minneapolis, MN · Powderhorn Park · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $280,000
Monthly cash flow: −$444
Estimated rent: $2,400/mo
Break-even price: $196,486

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: $280,000
Monthly cash flow: −$444
Cash to close: $64,400
Cap rate: 4.5%
Cash-on-cash: −8.3%
DSCR: 0.70×
GRM: 9.7
Price per unit: $140,000
Price that breaks even: $196,486
Rent that breaks even: $2,977/mo
Cash flow turns positive: year 15
Year 30: property vs stocks: $728K vs $716K

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Public record	−$373
Insurance Estimate	−$199
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	$1,046
Mortgage (principal + interest)	−$1,490
Cash flow	−$444
Principal paid down (equity, not cash)	$190

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 $728K, stocks $716K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$33,512 of profit by year 30, before investment growth	$41,998
What you'd walk away with	$680,854
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($86,556 total by yr 30) investedThe money you'd have put into the building while it lost money	$438,332
What you'd walk away with	$715,418
Building minus stocks	−$34,564

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$292 of profit by year 30, before investment growth	$292
What you'd walk away with	$639,148
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($169,252 total by yr 30) investedThe money you'd have put into the building while it lost money	$712,454
What you'd walk away with	$989,540
Building minus stocks	−$350,392

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$41,888 of profit by year 30, before investment growth	$54,332
What you'd walk away with	$670,371
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($73,105 total by yr 30) investedThe money you'd have put into the building while it lost money	$381,052
What you'd walk away with	$648,242
Building minus stocks	$22,129

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,626 of profit by year 30, before investment growth	$1,675
What you'd walk away with	$617,714
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($148,760 total by yr 30) investedThe money you'd have put into the building while it lost money	$644,224
What you'd walk away with	$911,414
Building minus stocks	−$293,700

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$63,210 of profit by year 30, before investment growth	$88,865
What you'd walk away with	$727,721
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($41,630 total by yr 30) investedThe money you'd have put into the building while it lost money	$225,307
What you'd walk away with	$715,537
Building minus stocks	$12,184

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$8,276 of profit by year 30, before investment growth	$9,230
What you'd walk away with	$648,085
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($102,614 total by yr 30) investedThe money you'd have put into the building while it lost money	$461,500
What you'd walk away with	$951,729
Building minus stocks	−$303,644

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$73,694 of profit by year 30, before investment growth	$107,462
What you'd walk away with	$723,501
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
Monthly shortfalls ($32,955 total by yr 30) investedThe money you'd have put into the building while it lost money	$183,573
What you'd walk away with	$656,294
Building minus stocks	$67,207

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$12,643 of profit by year 30, before investment growth	$14,607
What you'd walk away with	$630,646
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
Monthly shortfalls ($87,820 total by yr 30) investedThe money you'd have put into the building while it lost money	$406,546
What you'd walk away with	$879,267
Building minus stocks	−$248,621

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$82,143 of profit by year 30, before investment growth	$123,200
What you'd walk away with	$762,056
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($27,033 total by yr 30) investedThe money you'd have put into the building while it lost money	$154,063
What you'd walk away with	$750,863
Building minus stocks	$11,193

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$16,605 of profit by year 30, before investment growth	$19,745
What you'd walk away with	$658,601
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($77,412 total by yr 30) investedThe money you'd have put into the building while it lost money	$366,436
What you'd walk away with	$963,237
Building minus stocks	−$304,636

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$93,453 of profit by year 30, before investment growth	$145,369
What you'd walk away with	$761,408
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
Monthly shortfalls ($20,380 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,671
What you'd walk away with	$695,157
Building minus stocks	$66,251

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$22,324 of profit by year 30, before investment growth	$27,524
What you'd walk away with	$643,563
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
Monthly shortfalls ($65,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$317,654
What you'd walk away with	$893,141
Building minus stocks	−$249,578

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

No red flags in the available data. That isn't the same as none.

Opportunities

The seller bought for $33,500 in Jan 2009, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 0202824410200: last sale 2009-01-01, $33,500
Long time on market: room to negotiate. Based on: Listing data: 121 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)	$4,478
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,389
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 1914: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1906
Market value (2026)	$236,700
Property tax	$4,478
Special assessments	none
Homestead	no
Last sale	2009-01-01 · $33,500

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 55, about 1095 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

2026-06-03New at $280,000