3740 Bryant Ave S

Minneapolis, MN · East Harriet · Listing office ↗ · Find the listing ↗

Far off

Needs more info before these numbers mean much. The city's rental license covers 2 unit(s); this analysis counts 3.

Asking price: $455,000
Monthly cash flow: −$1,162
Estimated rent: $3,450/mo
Break-even price: $236,629

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
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: $455,000
Monthly cash flow: −$1,162
Cash to close: $104,650
Cap rate: 3.3%
Cash-on-cash: −13.3%
DSCR: 0.52×
GRM: 11.0
Price per unit: $151,667
Price that breaks even: $236,629
Rent that breaks even: $4,959/mo
Cash flow turns positive: year 30
Year 30: property vs stocks: $1.04M vs $1.71M

Monthly breakdown

Rent	$3,450
Vacancy (6%)	−$207
Collected	$3,243
Property tax Public record	−$789
Insurance Estimate	−$293
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$276
Capital reserve (9% of rent)	−$310
Net operating income	$1,259
Mortgage (principal + interest)	−$2,422
Cash flow	−$1,162
Principal paid down (equity, not cash)	$308

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 $1.04M, stocks $1.71M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 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	$1,038,140
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($341,904 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,336,989
What you'd walk away with	$1,787,254
Building minus stocks	−$749,114

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 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	$1,038,140
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($508,534 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,790,992
What you'd walk away with	$2,241,257
Building minus stocks	−$1,203,117

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $400,500 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	$1,015,324
If you put the same money in stocks
Cash to close ($57,850) invested at 7%	$440,369
Monthly shortfalls ($320,078 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,267,376
What you'd walk away with	$1,707,745
Building minus stocks	−$692,421

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $400,500 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	$1,015,324
If you put the same money in stocks
Cash to close ($57,850) invested at 7%	$440,369
Monthly shortfalls ($486,708 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,721,379
What you'd walk away with	$2,161,748
Building minus stocks	−$1,146,424

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 of principal by year 30	$0
Plus rental profits, invested at 7%$598 of profit by year 30, before investment growth	$598
What you'd walk away with	$1,038,739
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($221,241 total by yr 30) investedThe money you'd have put into the building while it lost money	$915,263
What you'd walk away with	$1,711,886
Building minus stocks	−$673,147

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 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	$1,038,140
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($387,272 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,368,668
What you'd walk away with	$2,165,291
Building minus stocks	−$1,127,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $356,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,823 of profit by year 30, before investment growth	$1,865
What you'd walk away with	$1,017,188
If you put the same money in stocks
Cash to close ($102,350) invested at 7%	$779,114
Monthly shortfalls ($203,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$856,198
What you'd walk away with	$1,635,313
Building minus stocks	−$618,125

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $356,000 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	$1,015,324
If you put the same money in stocks
Cash to close ($102,350) invested at 7%	$779,114
Monthly shortfalls ($368,112 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,308,337
What you'd walk away with	$2,087,451
Building minus stocks	−$1,072,127

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 of principal by year 30	$0
Plus rental profits, invested at 7%$5,802 of profit by year 30, before investment growth	$6,200
What you'd walk away with	$1,044,340
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($171,956 total by yr 30) investedThe money you'd have put into the building while it lost money	$749,299
What you'd walk away with	$1,719,100
Building minus stocks	−$674,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 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	$1,038,140
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($332,784 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,197,101
What you'd walk away with	$2,166,903
Building minus stocks	−$1,128,763

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $333,750 of principal by year 30	$0
Plus rental profits, invested at 7%$8,678 of profit by year 30, before investment growth	$9,489
What you'd walk away with	$1,024,813
If you put the same money in stocks
Cash to close ($124,600) invested at 7%	$948,487
Monthly shortfalls ($156,869 total by yr 30) investedThe money you'd have put into the building while it lost money	$696,027
What you'd walk away with	$1,644,514
Building minus stocks	−$619,701

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $333,750 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	$1,015,324
If you put the same money in stocks
Cash to close ($124,600) invested at 7%	$948,487
Monthly shortfalls ($314,821 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,140,541
What you'd walk away with	$2,089,028
Building minus stocks	−$1,073,704

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

highThe city's rental license covers 2 unit(s); this analysis counts 3. Public record: Minneapolis Active Rental Licenses: 3740 BRYANT AVE S, units=2
mediumAsking is $218,371 above the price where cash flow breaks even ($236,629) at the default scenario. Based on: Derived: price $455,000 vs. break-even $236,629

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)	$9,465
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,520
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1911: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	triplex
Living units	3
Year built	1911
Market value (2026)	$498,400
Property tax	$9,465
Special assessments	none
Homestead	no
Last sale	2014-04-01 · $297,500

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 1289 m away.

Crime in East Harriet

159 incidents in the last 12 months (44 per 1,000 residents), +25% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-14New at $455,000