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3952 Oakland Ave

Minneapolis, MN · Bryant · Listing office ↗ · Find the listing ↗

Far off

Asking price: $460,000
Monthly cash flow: −$1,427
Estimated rent: $2,700/mo
Break-even price: $191,957

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: $460,000
Monthly cash flow: −$1,427
Cash to close: $105,800
Cap rate: 2.7%
Cash-on-cash: −16.2%
DSCR: 0.42×
GRM: 14.2
Price per unit: $230,000
Price that breaks even: $191,957
Rent that breaks even: $4,529/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.05M vs $2.09M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$657
Insurance Estimate	−$198
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	$1,022
Mortgage (principal + interest)	−$2,448
Cash flow	−$1,427
Principal paid down (equity, not cash)	$312

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 $1.05M, stocks $2.09M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,541
Minus 6% selling cost	−$66,992
Minus loan still owedTenants' rent paid down all $414,000 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	$1,049,548
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($473,370 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,712,841
What you'd walk away with	$2,168,054
Building minus stocks	−$1,118,506

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,541
Minus 6% selling cost	−$66,992
Minus loan still owedTenants' rent paid down all $414,000 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	$1,049,548
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($603,776 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,068,148
What you'd walk away with	$2,523,361
Building minus stocks	−$1,473,813

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($451,544 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,643,228
What you'd walk away with	$2,088,545
Building minus stocks	−$1,061,813

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($581,950 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,998,535
What you'd walk away with	$2,443,852
Building minus stocks	−$1,417,120

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,541
Minus 6% selling cost	−$66,992
Minus loan still owedTenants' rent paid down all $368,000 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	$1,049,548
If you put the same money in stocks
Cash to close ($105,800) invested at 7%	$805,377
Monthly shortfalls ($350,776 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,285,876
What you'd walk away with	$2,091,253
Building minus stocks	−$1,041,705

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,541
Minus 6% selling cost	−$66,992
Minus loan still owedTenants' rent paid down all $368,000 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	$1,049,548
If you put the same money in stocks
Cash to close ($105,800) invested at 7%	$805,377
Monthly shortfalls ($481,182 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,641,183
What you'd walk away with	$2,446,560
Building minus stocks	−$1,397,012

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $360,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($331,615 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,225,545
What you'd walk away with	$2,013,413
Building minus stocks	−$986,681

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $360,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($462,021 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,580,852
What you'd walk away with	$2,368,720
Building minus stocks	−$1,341,988

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,541
Minus 6% selling cost	−$66,992
Minus loan still owedTenants' rent paid down all $345,000 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	$1,049,548
If you put the same money in stocks
Cash to close ($128,800) invested at 7%	$980,458
Monthly shortfalls ($295,689 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,112,424
What you'd walk away with	$2,092,883
Building minus stocks	−$1,043,335

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,541
Minus 6% selling cost	−$66,992
Minus loan still owedTenants' rent paid down all $345,000 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	$1,049,548
If you put the same money in stocks
Cash to close ($128,800) invested at 7%	$980,458
Monthly shortfalls ($426,095 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,467,731
What you'd walk away with	$2,448,189
Building minus stocks	−$1,398,641

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $337,500 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	$1,026,732
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($277,726 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,055,864
What you'd walk away with	$2,015,008
Building minus stocks	−$988,276

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $337,500 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	$1,026,732
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($408,132 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,411,170
What you'd walk away with	$2,370,314
Building minus stocks	−$1,343,582

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 $268,043 above the price where cash flow breaks even ($191,957) at the default scenario. Based on: Derived: price $460,000 vs. break-even $191,957

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)	$7,879
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,373
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	1941
Market value (2026)	$414,900
Property tax	$7,879
Special assessments	none
Homestead	no
Last sale	2023-03-01 · $425,000

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 619 m away.

Crime in Bryant

102 incidents in the last 12 months (36 per 1,000 residents), −28% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-06New at $460,000