3917 Garfield Ave

Minneapolis, MN · King Field · Listing office ↗ · Find the listing ↗

Far off

Asking price: $524,950
Monthly cash flow: −$2,056
Estimated rent: $2,700/mo
Break-even price: $138,662

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: $524,950
Monthly cash flow: −$2,056
Cash to close: $120,738
Cap rate: 1.7%
Cash-on-cash: −20.4%
DSCR: 0.26×
GRM: 16.2
Price per unit: $262,475
Price that breaks even: $138,662
Rent that breaks even: $5,370/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.20M vs $3.06M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$894
Insurance Estimate	−$217
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$738
Mortgage (principal + interest)	−$2,794
Cash flow	−$2,056
Principal paid down (equity, not cash)	$355

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 $1.20M, stocks $3.06M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,191
Minus 6% selling cost	−$76,451
Minus loan still owedTenants' rent paid down all $472,455 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	$1,197,740
If you put the same money in stocks
Cash to close ($68,244) invested at 7%	$519,487
Monthly shortfalls ($789,534 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,629,839
What you'd walk away with	$3,149,326
Building minus stocks	−$1,951,586

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,191
Minus 6% selling cost	−$76,451
Minus loan still owedTenants' rent paid down all $472,455 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	$1,197,740
If you put the same money in stocks
Cash to close ($68,244) invested at 7%	$519,487
Monthly shortfalls ($919,940 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,985,146
What you'd walk away with	$3,504,633
Building minus stocks	−$2,306,893

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,249,919
Minus 6% selling cost	−$74,995
Minus loan still owedTenants' rent paid down all $463,455 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	$1,174,924
If you put the same money in stocks
Cash to close ($66,944) invested at 7%	$509,591
Monthly shortfalls ($767,708 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,560,226
What you'd walk away with	$3,069,817
Building minus stocks	−$1,894,893

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,249,919
Minus 6% selling cost	−$74,995
Minus loan still owedTenants' rent paid down all $463,455 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	$1,174,924
If you put the same money in stocks
Cash to close ($66,944) invested at 7%	$509,591
Monthly shortfalls ($898,115 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,915,533
What you'd walk away with	$3,425,124
Building minus stocks	−$2,250,200

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,191
Minus 6% selling cost	−$76,451
Minus loan still owedTenants' rent paid down all $419,960 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	$1,197,740
If you put the same money in stocks
Cash to close ($120,738) invested at 7%	$919,092
Monthly shortfalls ($649,630 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,142,589
What you'd walk away with	$3,061,681
Building minus stocks	−$1,863,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,191
Minus 6% selling cost	−$76,451
Minus loan still owedTenants' rent paid down all $419,960 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	$1,197,740
If you put the same money in stocks
Cash to close ($120,738) invested at 7%	$919,092
Monthly shortfalls ($780,036 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,497,895
What you'd walk away with	$3,416,988
Building minus stocks	−$2,219,248

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,249,919
Minus 6% selling cost	−$74,995
Minus loan still owedTenants' rent paid down all $411,960 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	$1,174,924
If you put the same money in stocks
Cash to close ($118,438) invested at 7%	$901,584
Monthly shortfalls ($630,470 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,082,257
What you'd walk away with	$2,983,841
Building minus stocks	−$1,808,917

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,249,919
Minus 6% selling cost	−$74,995
Minus loan still owedTenants' rent paid down all $411,960 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	$1,174,924
If you put the same money in stocks
Cash to close ($118,438) invested at 7%	$901,584
Monthly shortfalls ($760,876 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,437,564
What you'd walk away with	$3,339,148
Building minus stocks	−$2,164,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,191
Minus 6% selling cost	−$76,451
Minus loan still owedTenants' rent paid down all $393,712 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	$1,197,740
If you put the same money in stocks
Cash to close ($146,986) invested at 7%	$1,118,895
Monthly shortfalls ($586,765 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,944,646
What you'd walk away with	$3,063,541
Building minus stocks	−$1,865,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,191
Minus 6% selling cost	−$76,451
Minus loan still owedTenants' rent paid down all $393,712 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	$1,197,740
If you put the same money in stocks
Cash to close ($146,986) invested at 7%	$1,118,895
Monthly shortfalls ($717,171 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,299,952
What you'd walk away with	$3,418,847
Building minus stocks	−$2,221,107

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,249,919
Minus 6% selling cost	−$74,995
Minus loan still owedTenants' rent paid down all $386,212 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	$1,174,924
If you put the same money in stocks
Cash to close ($144,186) invested at 7%	$1,097,581
Monthly shortfalls ($568,802 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,888,085
What you'd walk away with	$2,985,666
Building minus stocks	−$1,810,742

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,249,919
Minus 6% selling cost	−$74,995
Minus loan still owedTenants' rent paid down all $386,212 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	$1,174,924
If you put the same money in stocks
Cash to close ($144,186) invested at 7%	$1,097,581
Monthly shortfalls ($699,208 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,243,392
What you'd walk away with	$3,340,973
Building minus stocks	−$2,166,049

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 3917 GARFIELD AVE
mediumAsking is $386,288 above the price where cash flow breaks even ($138,662) at the default scenario. Based on: Derived: price $524,950 vs. break-even $138,662

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 211 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)	$10,728
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,604
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 1905: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1905
Market value (2026)	$564,900
Property tax	$10,728
Special assessments	none
Homestead	no
Last sale	2022-09-01 · $600,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 930 m away.

Crime in King Field

293 incidents in the last 12 months (38 per 1,000 residents), −5% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-03-05New at $524,950