3505 18th Ave S

Minneapolis, MN · Powderhorn Park · Find the listing ↗

Far off

Asking price: $360,000
Monthly cash flow: −$817
Estimated rent: $2,700/mo
Break-even price: $206,565

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: $360,000
Monthly cash flow: −$817
Cash to close: $82,800
Cap rate: 3.7%
Cash-on-cash: −11.8%
DSCR: 0.57×
GRM: 11.1
Price per unit: $180,000
Price that breaks even: $206,565
Rent that breaks even: $3,747/mo
Cash flow turns positive: year 24
Year 30: property vs stocks: $837K vs $1.20M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$565
Insurance Estimate	−$211
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	$1,099
Mortgage (principal + interest)	−$1,916
Cash flow	−$817
Principal paid down (equity, not cash)	$244

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 $837K, stocks $1.20M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$873,814
Minus 6% selling cost	−$52,429
Minus loan still owedTenants' rent paid down all $324,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,236 of profit by year 30, before investment growth	$1,258
What you'd walk away with	$822,643
If you put the same money in stocks
Cash to close ($46,800) invested at 7%	$356,254
Monthly shortfalls ($208,184 total by yr 30) investedThe money you'd have put into the building while it lost money	$889,867
What you'd walk away with	$1,246,121
Building minus stocks	−$423,478

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$873,814
Minus 6% selling cost	−$52,429
Minus loan still owedTenants' rent paid down all $324,000 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	$821,386
If you put the same money in stocks
Cash to close ($46,800) invested at 7%	$356,254
Monthly shortfalls ($337,354 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,243,916
What you'd walk away with	$1,600,170
Building minus stocks	−$778,784

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$3,083 of profit by year 30, before investment growth	$3,214
What you'd walk away with	$801,783
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($188,205 total by yr 30) investedThe money you'd have put into the building while it lost money	$822,210
What you'd walk away with	$1,168,568
Building minus stocks	−$366,785

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 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	$798,569
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($315,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,174,303
What you'd walk away with	$1,520,661
Building minus stocks	−$722,092

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$873,814
Minus 6% selling cost	−$52,429
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$13,926 of profit by year 30, before investment growth	$15,830
What you'd walk away with	$837,215
If you put the same money in stocks
Cash to close ($82,800) invested at 7%	$630,295
Monthly shortfalls ($124,930 total by yr 30) investedThe money you'd have put into the building while it lost money	$570,293
What you'd walk away with	$1,200,587
Building minus stocks	−$363,372

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$873,814
Minus 6% selling cost	−$52,429
Minus loan still owedTenants' rent paid down all $288,000 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	$821,386
If you put the same money in stocks
Cash to close ($82,800) invested at 7%	$630,295
Monthly shortfalls ($241,410 total by yr 30) investedThe money you'd have put into the building while it lost money	$909,770
What you'd walk away with	$1,540,065
Building minus stocks	−$718,679

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$18,720 of profit by year 30, before investment growth	$21,876
What you'd walk away with	$820,445
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($110,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$516,008
What you'd walk away with	$1,128,794
Building minus stocks	−$308,349

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 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	$798,569
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($222,250 total by yr 30) investedThe money you'd have put into the building while it lost money	$849,439
What you'd walk away with	$1,462,225
Building minus stocks	−$663,656

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$873,814
Minus 6% selling cost	−$52,429
Minus loan still owedTenants' rent paid down all $270,000 of principal by year 30	$0
Plus rental profits, invested at 7%$25,742 of profit by year 30, before investment growth	$31,166
What you'd walk away with	$852,551
If you put the same money in stocks
Cash to close ($100,800) invested at 7%	$767,315
Monthly shortfalls ($93,635 total by yr 30) investedThe money you'd have put into the building while it lost money	$449,884
What you'd walk away with	$1,217,199
Building minus stocks	−$364,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$873,814
Minus 6% selling cost	−$52,429
Minus loan still owedTenants' rent paid down all $270,000 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	$821,386
If you put the same money in stocks
Cash to close ($100,800) invested at 7%	$767,315
Monthly shortfalls ($198,299 total by yr 30) investedThe money you'd have put into the building while it lost money	$774,025
What you'd walk away with	$1,541,340
Building minus stocks	−$719,954

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$31,866 of profit by year 30, before investment growth	$39,706
What you'd walk away with	$838,275
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($81,796 total by yr 30) investedThe money you'd have put into the building while it lost money	$401,863
What you'd walk away with	$1,147,864
Building minus stocks	−$309,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 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	$798,569
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($180,336 total by yr 30) investedThe money you'd have put into the building while it lost money	$717,464
What you'd walk away with	$1,463,465
Building minus stocks	−$664,896

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

medium$2,239 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 0202824410222: special assessments (current) = $2,239.47
mediumAsking is $153,435 above the price where cash flow breaks even ($206,565) at the default scenario. Based on: Derived: price $360,000 vs. break-even $206,565

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 Public recordHennepin County record, current payable year (non-homestead)	$6,781
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,538
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	1927
Market value (2026)	$358,500
Property tax	$6,781
Special assessments	$2,239
Homestead	no
Last sale	—

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 1132 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

2026-09-20New at $360,000