Minneapolis › McKinley

3606 Bryant Ave N

Minneapolis, MN · McKinley · Find the listing ↗

Far off

Asking price: $264,900
Monthly cash flow: −$683
Estimated rent: $2,100/mo
Break-even price: $136,520

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
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: $264,900
Monthly cash flow: −$683
Cash to close: $60,927
Cap rate: 3.3%
Cash-on-cash: −13.5%
DSCR: 0.52×
GRM: 10.5
Price per unit: $132,450
Price that breaks even: $136,520
Rent that breaks even: $2,987/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $604K vs $1.01M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Estimate	−$464
Insurance Estimate	−$197
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (9% of rent)	−$189
Net operating income	$727
Mortgage (principal + interest)	−$1,410
Cash flow	−$683
Principal paid down (equity, not cash)	$179

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 $604K, stocks $1.01M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $238,410 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	$604,403
If you put the same money in stocks
Cash to close ($34,437) invested at 7%	$262,143
Monthly shortfalls ($206,580 total by yr 30) investedThe money you'd have put into the building while it lost money	$795,793
What you'd walk away with	$1,057,936
Building minus stocks	−$453,533

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $238,410 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	$604,403
If you put the same money in stocks
Cash to close ($34,437) invested at 7%	$262,143
Monthly shortfalls ($308,007 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,072,143
What you'd walk away with	$1,334,286
Building minus stocks	−$729,883

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $229,410 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	$581,587
If you put the same money in stocks
Cash to close ($33,137) invested at 7%	$252,247
Monthly shortfalls ($184,754 total by yr 30) investedThe money you'd have put into the building while it lost money	$726,180
What you'd walk away with	$978,428
Building minus stocks	−$396,841

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $229,410 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	$581,587
If you put the same money in stocks
Cash to close ($33,137) invested at 7%	$252,247
Monthly shortfalls ($286,181 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,002,530
What you'd walk away with	$1,254,777
Building minus stocks	−$673,190

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $211,920 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	$604,403
If you put the same money in stocks
Cash to close ($60,927) invested at 7%	$463,792
Monthly shortfalls ($135,982 total by yr 30) investedThe money you'd have put into the building while it lost money	$549,917
What you'd walk away with	$1,013,709
Building minus stocks	−$409,306

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $211,920 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	$604,403
If you put the same money in stocks
Cash to close ($60,927) invested at 7%	$463,792
Monthly shortfalls ($237,409 total by yr 30) investedThe money you'd have put into the building while it lost money	$826,267
What you'd walk away with	$1,290,059
Building minus stocks	−$685,656

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $203,920 of principal by year 30	$0
Plus rental profits, invested at 7%$590 of profit by year 30, before investment growth	$599
What you'd walk away with	$582,185
If you put the same money in stocks
Cash to close ($58,627) invested at 7%	$446,284
Monthly shortfalls ($117,411 total by yr 30) investedThe money you'd have put into the building while it lost money	$490,185
What you'd walk away with	$936,469
Building minus stocks	−$354,284

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $203,920 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	$581,587
If you put the same money in stocks
Cash to close ($58,627) invested at 7%	$446,284
Monthly shortfalls ($218,248 total by yr 30) investedThe money you'd have put into the building while it lost money	$765,936
What you'd walk away with	$1,212,220
Building minus stocks	−$630,633

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $198,675 of principal by year 30	$0
Plus rental profits, invested at 7%$1,620 of profit by year 30, before investment growth	$1,685
What you'd walk away with	$606,088
If you put the same money in stocks
Cash to close ($74,172) invested at 7%	$564,616
Monthly shortfalls ($105,878 total by yr 30) investedThe money you'd have put into the building while it lost money	$451,716
What you'd walk away with	$1,016,333
Building minus stocks	−$410,245

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $198,675 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	$604,403
If you put the same money in stocks
Cash to close ($74,172) invested at 7%	$564,616
Monthly shortfalls ($205,686 total by yr 30) investedThe money you'd have put into the building while it lost money	$726,381
What you'd walk away with	$1,290,997
Building minus stocks	−$686,594

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $191,175 of principal by year 30	$0
Plus rental profits, invested at 7%$3,980 of profit by year 30, before investment growth	$4,311
What you'd walk away with	$585,898
If you put the same money in stocks
Cash to close ($71,372) invested at 7%	$543,302
Monthly shortfalls ($90,276 total by yr 30) investedThe money you'd have put into the building while it lost money	$397,782
What you'd walk away with	$941,084
Building minus stocks	−$355,186

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $191,175 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	$581,587
If you put the same money in stocks
Cash to close ($71,372) invested at 7%	$543,302
Monthly shortfalls ($187,722 total by yr 30) investedThe money you'd have put into the building while it lost money	$669,821
What you'd walk away with	$1,213,123
Building minus stocks	−$631,536

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 $128,380 above the price where cash flow breaks even ($136,520) at the default scenario. Based on: Derived: price $264,900 vs. break-even $136,520
low$166 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 0402924440176: special assessments (current) = $165.50

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 158 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 Estimateestimate. No tax record found; 2.1% of price.	$5,563
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,362
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 1901: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1901
Market value (2026)	$307,700
Property tax	$4,498
Special assessments	$166
Homestead	no
Last sale	2023-12-01 · $250,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 534 m away.

Crime in McKinley

144 incidents in the last 12 months (44 per 1,000 residents), −10% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-04-27New at $264,900