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3954 Portland Ave

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

Far off

Asking price: $425,000
Monthly cash flow: −$940
Estimated rent: $3,000/mo
Break-even price: $248,454

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

3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900
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: $425,000
Monthly cash flow: −$940
Cash to close: $97,750
Cap rate: 3.7%
Cash-on-cash: −11.5%
DSCR: 0.58×
GRM: 11.8
Price per unit: $212,500
Price that breaks even: $248,454
Rent that breaks even: $4,220/mo
Cash flow turns positive: year 22
Year 30: property vs stocks: $1.00M vs $1.37M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$536
Insurance Estimate	−$222
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,322
Mortgage (principal + interest)	−$2,262
Cash flow	−$940
Principal paid down (equity, not cash)	$288

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 $1.00M, stocks $1.37M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$5,767 of profit by year 30, before investment growth	$6,102
What you'd walk away with	$975,794
If you put the same money in stocks
Cash to close ($55,250) invested at 7%	$420,577
Monthly shortfalls ($226,378 total by yr 30) investedThe money you'd have put into the building while it lost money	$998,652
What you'd walk away with	$1,419,229
Building minus stocks	−$443,435

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $382,500 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	$969,691
If you put the same money in stocks
Cash to close ($55,250) invested at 7%	$420,577
Monthly shortfalls ($365,507 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,387,335
What you'd walk away with	$1,807,912
Building minus stocks	−$838,221

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $373,500 of principal by year 30	$0
Plus rental profits, invested at 7%$8,854 of profit by year 30, before investment growth	$9,571
What you'd walk away with	$956,446
If you put the same money in stocks
Cash to close ($53,950) invested at 7%	$410,681
Monthly shortfalls ($207,639 total by yr 30) investedThe money you'd have put into the building while it lost money	$932,508
What you'd walk away with	$1,343,189
Building minus stocks	−$386,743

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $373,500 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	$946,875
If you put the same money in stocks
Cash to close ($53,950) invested at 7%	$410,681
Monthly shortfalls ($343,681 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,317,722
What you'd walk away with	$1,728,404
Building minus stocks	−$781,529

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $340,000 of principal by year 30	$0
Plus rental profits, invested at 7%$26,512 of profit by year 30, before investment growth	$31,251
What you'd walk away with	$1,000,942
If you put the same money in stocks
Cash to close ($97,750) invested at 7%	$744,098
Monthly shortfalls ($133,857 total by yr 30) investedThe money you'd have put into the building while it lost money	$629,323
What you'd walk away with	$1,373,421
Building minus stocks	−$372,479

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $340,000 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	$969,691
If you put the same money in stocks
Cash to close ($97,750) invested at 7%	$744,098
Monthly shortfalls ($252,241 total by yr 30) investedThe money you'd have put into the building while it lost money	$992,857
What you'd walk away with	$1,736,955
Building minus stocks	−$767,264

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $332,000 of principal by year 30	$0
Plus rental profits, invested at 7%$32,260 of profit by year 30, before investment growth	$38,901
What you'd walk away with	$985,776
If you put the same money in stocks
Cash to close ($95,450) invested at 7%	$726,590
Monthly shortfalls ($120,445 total by yr 30) investedThe money you'd have put into the building while it lost money	$576,642
What you'd walk away with	$1,303,232
Building minus stocks	−$317,456

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $332,000 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	$946,875
If you put the same money in stocks
Cash to close ($95,450) invested at 7%	$726,590
Monthly shortfalls ($233,080 total by yr 30) investedThe money you'd have put into the building while it lost money	$932,526
What you'd walk away with	$1,659,116
Building minus stocks	−$712,241

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $318,750 of principal by year 30	$0
Plus rental profits, invested at 7%$43,191 of profit by year 30, before investment growth	$54,213
What you'd walk away with	$1,023,905
If you put the same money in stocks
Cash to close ($119,000) invested at 7%	$905,858
Monthly shortfalls ($99,641 total by yr 30) investedThe money you'd have put into the building while it lost money	$492,030
What you'd walk away with	$1,397,889
Building minus stocks	−$373,984

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $318,750 of principal by year 30	$0
Plus rental profits, invested at 7%$559 of profit by year 30, before investment growth	$559
What you'd walk away with	$970,251
If you put the same money in stocks
Cash to close ($119,000) invested at 7%	$905,858
Monthly shortfalls ($201,904 total by yr 30) investedThe money you'd have put into the building while it lost money	$833,162
What you'd walk away with	$1,739,020
Building minus stocks	−$768,769

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $311,250 of principal by year 30	$0
Plus rental profits, invested at 7%$50,106 of profit by year 30, before investment growth	$64,355
What you'd walk away with	$1,011,230
If you put the same money in stocks
Cash to close ($116,200) invested at 7%	$884,544
Monthly shortfalls ($88,592 total by yr 30) investedThe money you'd have put into the building while it lost money	$445,612
What you'd walk away with	$1,330,156
Building minus stocks	−$318,926

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $311,250 of principal by year 30	$0
Plus rental profits, invested at 7%$1,709 of profit by year 30, before investment growth	$1,748
What you'd walk away with	$948,623
If you put the same money in stocks
Cash to close ($116,200) invested at 7%	$884,544
Monthly shortfalls ($185,091 total by yr 30) investedThe money you'd have put into the building while it lost money	$777,790
What you'd walk away with	$1,662,334
Building minus stocks	−$713,711

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 $176,546 above the price where cash flow breaks even ($248,454) at the default scenario. Based on: Derived: price $425,000 vs. break-even $248,454

Opportunities

The seller bought for $184,600 in Dec 2015, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1002824110170: last sale 2015-12-01, $184,600
Long time on market: room to negotiate. Based on: Listing data: 113 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)	$6,426
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,665
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 1889: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1889
Market value (2026)	$338,400
Property tax	$6,426
Special assessments	none
Homestead	no
Last sale	2015-12-01 · $184,600

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 513 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

2026-06-11New at $425,000