3524 Lyndale Ave S

Minneapolis, MN · South Uptown · Find the listing ↗

Far off

Asking price: $795,000
Monthly cash flow: −$3,579
Estimated rent: $2,700/mo
Break-even price: $122,556

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: $795,000
Monthly cash flow: −$3,579
Cash to close: $182,850
Cap rate: 1.0%
Cash-on-cash: −23.5%
DSCR: 0.15×
GRM: 24.5
Price per unit: $397,500
Price that breaks even: $122,556
Rent that breaks even: $7,288/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.81M vs $5.31M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$1,015
Insurance Estimate	−$208
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	$652
Mortgage (principal + interest)	−$4,231
Cash flow	−$3,579
Principal paid down (equity, not cash)	$538

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 $1.81M, stocks $5.31M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,929,674
Minus 6% selling cost	−$115,780
Minus loan still owedTenants' rent paid down all $715,500 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	$1,813,893
If you put the same money in stocks
Cash to close ($103,350) invested at 7%	$786,727
Monthly shortfalls ($1,433,355 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,653,463
What you'd walk away with	$5,440,190
Building minus stocks	−$3,626,297

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,929,674
Minus 6% selling cost	−$115,780
Minus loan still owedTenants' rent paid down all $715,500 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	$1,813,893
If you put the same money in stocks
Cash to close ($103,350) invested at 7%	$786,727
Monthly shortfalls ($1,563,761 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,008,770
What you'd walk away with	$5,795,497
Building minus stocks	−$3,981,604

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,905,401
Minus 6% selling cost	−$114,324
Minus loan still owedTenants' rent paid down all $706,500 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	$1,791,077
If you put the same money in stocks
Cash to close ($102,050) invested at 7%	$776,831
Monthly shortfalls ($1,411,529 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,583,850
What you'd walk away with	$5,360,681
Building minus stocks	−$3,569,604

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,905,401
Minus 6% selling cost	−$114,324
Minus loan still owedTenants' rent paid down all $706,500 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	$1,791,077
If you put the same money in stocks
Cash to close ($102,050) invested at 7%	$776,831
Monthly shortfalls ($1,541,935 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,939,157
What you'd walk away with	$5,715,988
Building minus stocks	−$3,924,911

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,929,674
Minus 6% selling cost	−$115,780
Minus loan still owedTenants' rent paid down all $636,000 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	$1,813,893
If you put the same money in stocks
Cash to close ($182,850) invested at 7%	$1,391,901
Monthly shortfalls ($1,221,480 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,915,557
What you'd walk away with	$5,307,458
Building minus stocks	−$3,493,565

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,929,674
Minus 6% selling cost	−$115,780
Minus loan still owedTenants' rent paid down all $636,000 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	$1,813,893
If you put the same money in stocks
Cash to close ($182,850) invested at 7%	$1,391,901
Monthly shortfalls ($1,351,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,270,864
What you'd walk away with	$5,662,765
Building minus stocks	−$3,848,872

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,905,401
Minus 6% selling cost	−$114,324
Minus loan still owedTenants' rent paid down all $628,000 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	$1,791,077
If you put the same money in stocks
Cash to close ($180,550) invested at 7%	$1,374,393
Monthly shortfalls ($1,202,320 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,855,226
What you'd walk away with	$5,229,618
Building minus stocks	−$3,438,541

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,905,401
Minus 6% selling cost	−$114,324
Minus loan still owedTenants' rent paid down all $628,000 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	$1,791,077
If you put the same money in stocks
Cash to close ($180,550) invested at 7%	$1,374,393
Monthly shortfalls ($1,332,726 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,210,533
What you'd walk away with	$5,584,925
Building minus stocks	−$3,793,848

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,929,674
Minus 6% selling cost	−$115,780
Minus loan still owedTenants' rent paid down all $596,250 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	$1,813,893
If you put the same money in stocks
Cash to close ($222,600) invested at 7%	$1,694,488
Monthly shortfalls ($1,126,276 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,615,786
What you'd walk away with	$5,310,274
Building minus stocks	−$3,496,381

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,929,674
Minus 6% selling cost	−$115,780
Minus loan still owedTenants' rent paid down all $596,250 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	$1,813,893
If you put the same money in stocks
Cash to close ($222,600) invested at 7%	$1,694,488
Monthly shortfalls ($1,256,682 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,971,093
What you'd walk away with	$5,665,581
Building minus stocks	−$3,851,688

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,905,401
Minus 6% selling cost	−$114,324
Minus loan still owedTenants' rent paid down all $588,750 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	$1,791,077
If you put the same money in stocks
Cash to close ($219,800) invested at 7%	$1,673,174
Monthly shortfalls ($1,108,312 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,559,226
What you'd walk away with	$5,232,399
Building minus stocks	−$3,441,322

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,905,401
Minus 6% selling cost	−$114,324
Minus loan still owedTenants' rent paid down all $588,750 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	$1,791,077
If you put the same money in stocks
Cash to close ($219,800) invested at 7%	$1,673,174
Monthly shortfalls ($1,238,719 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,914,533
What you'd walk away with	$5,587,706
Building minus stocks	−$3,796,629

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 $672,444 above the price where cash flow breaks even ($122,556) at the default scenario. Based on: Derived: price $795,000 vs. break-even $122,556

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 176 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)	$12,184
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,500
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	1924
Market value (2026)	$641,600
Property tax	$12,184
Special assessments	none
Homestead	no
Last sale	2019-10-01 · $509,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1089 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

2026-04-09New at $795,000