Minneapolis › Standish

3852 Standish Ave

Minneapolis, MN · Standish · Find the listing ↗

Far off

Asking price: $529,900
Monthly cash flow: −$2,073
Estimated rent: $2,700/mo
Break-even price: $140,422

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: $529,900
Monthly cash flow: −$2,073
Cash to close: $121,877
Cap rate: 1.7%
Cash-on-cash: −20.4%
DSCR: 0.26×
GRM: 16.4
Price per unit: $264,950
Price that breaks even: $140,422
Rent that breaks even: $5,358/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.21M vs $3.09M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$927
Insurance Estimate	−$201
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	$747
Mortgage (principal + interest)	−$2,820
Cash flow	−$2,073
Principal paid down (equity, not cash)	$359

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 $1.21M, stocks $3.09M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $476,910 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	$1,209,034
If you put the same money in stocks
Cash to close ($68,887) invested at 7%	$524,385
Monthly shortfalls ($795,848 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,651,355
What you'd walk away with	$3,175,741
Building minus stocks	−$1,966,707

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $476,910 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	$1,209,034
If you put the same money in stocks
Cash to close ($68,887) invested at 7%	$524,385
Monthly shortfalls ($926,255 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,006,662
What you'd walk away with	$3,531,048
Building minus stocks	−$2,322,014

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $467,910 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	$1,186,218
If you put the same money in stocks
Cash to close ($67,587) invested at 7%	$514,489
Monthly shortfalls ($774,023 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,581,742
What you'd walk away with	$3,096,232
Building minus stocks	−$1,910,014

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $467,910 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	$1,186,218
If you put the same money in stocks
Cash to close ($67,587) invested at 7%	$514,489
Monthly shortfalls ($904,429 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,937,049
What you'd walk away with	$3,451,539
Building minus stocks	−$2,265,321

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $423,920 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	$1,209,034
If you put the same money in stocks
Cash to close ($121,877) invested at 7%	$927,759
Monthly shortfalls ($654,625 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,159,511
What you'd walk away with	$3,087,269
Building minus stocks	−$1,878,235

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $423,920 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	$1,209,034
If you put the same money in stocks
Cash to close ($121,877) invested at 7%	$927,759
Monthly shortfalls ($785,031 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,514,817
What you'd walk away with	$3,442,576
Building minus stocks	−$2,233,542

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $415,920 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	$1,186,218
If you put the same money in stocks
Cash to close ($119,577) invested at 7%	$910,251
Monthly shortfalls ($635,465 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,099,179
What you'd walk away with	$3,009,430
Building minus stocks	−$1,823,212

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $415,920 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	$1,186,218
If you put the same money in stocks
Cash to close ($119,577) invested at 7%	$910,251
Monthly shortfalls ($765,871 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,454,486
What you'd walk away with	$3,364,737
Building minus stocks	−$2,178,519

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $397,425 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	$1,209,034
If you put the same money in stocks
Cash to close ($148,372) invested at 7%	$1,129,446
Monthly shortfalls ($591,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,959,701
What you'd walk away with	$3,089,147
Building minus stocks	−$1,880,113

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,286,206
Minus 6% selling cost	−$77,172
Minus loan still owedTenants' rent paid down all $397,425 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	$1,209,034
If you put the same money in stocks
Cash to close ($148,372) invested at 7%	$1,129,446
Monthly shortfalls ($721,574 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,315,008
What you'd walk away with	$3,444,454
Building minus stocks	−$2,235,420

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $389,925 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	$1,186,218
If you put the same money in stocks
Cash to close ($145,572) invested at 7%	$1,108,131
Monthly shortfalls ($573,204 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,903,141
What you'd walk away with	$3,011,272
Building minus stocks	−$1,825,054

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,261,934
Minus 6% selling cost	−$75,716
Minus loan still owedTenants' rent paid down all $389,925 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	$1,186,218
If you put the same money in stocks
Cash to close ($145,572) invested at 7%	$1,108,131
Monthly shortfalls ($703,610 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,258,448
What you'd walk away with	$3,366,579
Building minus stocks	−$2,180,361

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 $389,478 above the price where cash flow breaks even ($140,422) at the default scenario. Based on: Derived: price $529,900 vs. break-even $140,422

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 Estimateestimate. No tax record found; 2.1% of price.	$11,128
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,416
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	1930
Market value (2026)	$369,300
Property tax	$5,509
Special assessments	none
Homestead	no
Last sale	2023-08-01 · $452,500

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 55, about 884 m away.

Crime in Standish

273 incidents in the last 12 months (40 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-13New at $529,900