Minneapolis › Lyndale

3520 Pillsbury Ave S

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

Far off

Asking price: $575,000
Monthly cash flow: −$2,150
Estimated rent: $2,700/mo
Break-even price: $170,986

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 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: $575,000
Monthly cash flow: −$2,150
Cash to close: $132,250
Cap rate: 1.9%
Cash-on-cash: −19.5%
DSCR: 0.30×
GRM: 17.7
Price per unit: $287,500
Price that breaks even: $170,986
Rent that breaks even: $5,457/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.31M vs $3.17M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$761
Insurance Estimate	−$205
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	$910
Mortgage (principal + interest)	−$3,060
Cash flow	−$2,150
Principal paid down (equity, not cash)	$389

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 $1.31M, stocks $3.17M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 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	$1,311,935
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($793,508 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,697,284
What you'd walk away with	$3,266,300
Building minus stocks	−$1,954,365

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 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	$1,311,935
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($923,914 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,052,590
What you'd walk away with	$3,621,606
Building minus stocks	−$2,309,671

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $508,500 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	$1,289,119
If you put the same money in stocks
Cash to close ($73,450) invested at 7%	$559,120
Monthly shortfalls ($771,682 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,627,670
What you'd walk away with	$3,186,791
Building minus stocks	−$1,897,672

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $508,500 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	$1,289,119
If you put the same money in stocks
Cash to close ($73,450) invested at 7%	$559,120
Monthly shortfalls ($902,088 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,982,977
What you'd walk away with	$3,542,097
Building minus stocks	−$2,252,978

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 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	$1,311,935
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($640,265 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,163,578
What you'd walk away with	$3,170,298
Building minus stocks	−$1,858,363

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 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	$1,311,935
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($770,672 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,518,884
What you'd walk away with	$3,525,605
Building minus stocks	−$2,213,670

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $452,000 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	$1,289,119
If you put the same money in stocks
Cash to close ($129,950) invested at 7%	$989,213
Monthly shortfalls ($621,105 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,103,246
What you'd walk away with	$3,092,459
Building minus stocks	−$1,803,340

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $452,000 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	$1,289,119
If you put the same money in stocks
Cash to close ($129,950) invested at 7%	$989,213
Monthly shortfalls ($751,511 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,458,553
What you'd walk away with	$3,447,766
Building minus stocks	−$2,158,647

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 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	$1,311,935
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($571,407 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,946,762
What you'd walk away with	$3,172,335
Building minus stocks	−$1,860,400

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 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	$1,311,935
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($701,813 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,302,069
What you'd walk away with	$3,527,642
Building minus stocks	−$2,215,707

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $423,750 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	$1,289,119
If you put the same money in stocks
Cash to close ($158,200) invested at 7%	$1,204,259
Monthly shortfalls ($553,444 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,890,202
What you'd walk away with	$3,094,461
Building minus stocks	−$1,805,342

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $423,750 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	$1,289,119
If you put the same money in stocks
Cash to close ($158,200) invested at 7%	$1,204,259
Monthly shortfalls ($683,850 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,245,509
What you'd walk away with	$3,449,767
Building minus stocks	−$2,160,648

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

mediumAsking is $404,014 above the price where cash flow breaks even ($170,986) at the default scenario. Based on: Derived: price $575,000 vs. break-even $170,986

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)	$9,131
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,460
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	1925
Market value (2026)	$480,800
Property tax	$9,131
Special assessments	none
Homestead	no
Last sale	2005-06-01 · $375,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 557 m away.

Crime in Lyndale

475 incidents in the last 12 months (66 per 1,000 residents), −2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-17Price increase at $575,000 (was $550,000) · from listing history
2026-09-29New at $575,000