4037 Fremont Ave N

Minneapolis, MN · Webber - Camden · Find the listing ↗

Overpriced

Asking price: $314,900
Monthly cash flow: −$545
Estimated rent: $2,700/mo
Break-even price: $212,596

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 / 2 bath (est.)$1,350 $1,150–$1,550
2 bed / 2 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: $314,900
Monthly cash flow: −$545
Cash to close: $72,427
Cap rate: 4.3%
Cash-on-cash: −9.0%
DSCR: 0.68×
GRM: 9.7
Price per unit: $157,450
Price that breaks even: $212,596
Rent that breaks even: $3,398/mo
Cash flow turns positive: year 17
Year 30: property vs stocks: $790K vs $852K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$558
Insurance Estimate	−$186
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	$1,132
Mortgage (principal + interest)	−$1,676
Cash flow	−$545
Principal paid down (equity, not cash)	$213

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 $790K, stocks $852K. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $283,410 of principal by year 30	$0
Plus rental profits, invested at 7%$24,279 of profit by year 30, before investment growth	$29,022
What you'd walk away with	$747,507
If you put the same money in stocks
Cash to close ($40,937) invested at 7%	$311,623
Monthly shortfalls ($112,906 total by yr 30) investedThe money you'd have put into the building while it lost money	$550,788
What you'd walk away with	$862,411
Building minus stocks	−$114,904

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $283,410 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	$718,484
If you put the same money in stocks
Cash to close ($40,937) invested at 7%	$311,623
Monthly shortfalls ($219,034 total by yr 30) investedThe money you'd have put into the building while it lost money	$877,072
What you'd walk away with	$1,188,695
Building minus stocks	−$470,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,072
Minus 6% selling cost	−$44,404
Minus loan still owedTenants' rent paid down all $274,410 of principal by year 30	$0
Plus rental profits, invested at 7%$31,213 of profit by year 30, before investment growth	$38,490
What you'd walk away with	$734,158
If you put the same money in stocks
Cash to close ($39,637) invested at 7%	$301,727
Monthly shortfalls ($98,015 total by yr 30) investedThe money you'd have put into the building while it lost money	$490,642
What you'd walk away with	$792,369
Building minus stocks	−$58,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,072
Minus 6% selling cost	−$44,404
Minus loan still owedTenants' rent paid down all $274,410 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	$695,668
If you put the same money in stocks
Cash to close ($39,637) invested at 7%	$301,727
Monthly shortfalls ($197,208 total by yr 30) investedThe money you'd have put into the building while it lost money	$807,459
What you'd walk away with	$1,109,186
Building minus stocks	−$413,518

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $251,920 of principal by year 30	$0
Plus rental profits, invested at 7%$52,918 of profit by year 30, before investment growth	$71,101
What you'd walk away with	$789,585
If you put the same money in stocks
Cash to close ($72,427) invested at 7%	$551,333
Monthly shortfalls ($57,622 total by yr 30) investedThe money you'd have put into the building while it lost money	$300,581
What you'd walk away with	$851,914
Building minus stocks	−$62,329

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $251,920 of principal by year 30	$0
Plus rental profits, invested at 7%$2,401 of profit by year 30, before investment growth	$2,505
What you'd walk away with	$720,989
If you put the same money in stocks
Cash to close ($72,427) invested at 7%	$551,333
Monthly shortfalls ($137,511 total by yr 30) investedThe money you'd have put into the building while it lost money	$587,292
What you'd walk away with	$1,138,625
Building minus stocks	−$417,636

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,072
Minus 6% selling cost	−$44,404
Minus loan still owedTenants' rent paid down all $243,920 of principal by year 30	$0
Plus rental profits, invested at 7%$62,168 of profit by year 30, before investment growth	$86,298
What you'd walk away with	$781,966
If you put the same money in stocks
Cash to close ($70,127) invested at 7%	$533,825
Monthly shortfalls ($47,711 total by yr 30) investedThe money you'd have put into the building while it lost money	$255,448
What you'd walk away with	$789,272
Building minus stocks	−$7,306

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,072
Minus 6% selling cost	−$44,404
Minus loan still owedTenants' rent paid down all $243,920 of principal by year 30	$0
Plus rental profits, invested at 7%$4,897 of profit by year 30, before investment growth	$5,275
What you'd walk away with	$700,943
If you put the same money in stocks
Cash to close ($70,127) invested at 7%	$533,825
Monthly shortfalls ($120,847 total by yr 30) investedThe money you'd have put into the building while it lost money	$529,731
What you'd walk away with	$1,063,555
Building minus stocks	−$362,612

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $236,175 of principal by year 30	$0
Plus rental profits, invested at 7%$71,885 of profit by year 30, before investment growth	$103,057
What you'd walk away with	$821,541
If you put the same money in stocks
Cash to close ($88,172) invested at 7%	$671,188
Monthly shortfalls ($38,878 total by yr 30) investedThe money you'd have put into the building while it lost money	$213,798
What you'd walk away with	$884,986
Building minus stocks	−$63,445

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $236,175 of principal by year 30	$0
Plus rental profits, invested at 7%$8,234 of profit by year 30, before investment growth	$9,174
What you'd walk away with	$727,658
If you put the same money in stocks
Cash to close ($88,172) invested at 7%	$671,188
Monthly shortfalls ($105,633 total by yr 30) investedThe money you'd have put into the building while it lost money	$475,222
What you'd walk away with	$1,146,410
Building minus stocks	−$418,752

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,072
Minus 6% selling cost	−$44,404
Minus loan still owedTenants' rent paid down all $228,675 of principal by year 30	$0
Plus rental profits, invested at 7%$82,138 of profit by year 30, before investment growth	$121,764
What you'd walk away with	$817,432
If you put the same money in stocks
Cash to close ($85,372) invested at 7%	$649,873
Monthly shortfalls ($31,168 total by yr 30) investedThe money you'd have put into the building while it lost money	$175,945
What you'd walk away with	$825,818
Building minus stocks	−$8,386

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$740,072
Minus 6% selling cost	−$44,404
Minus loan still owedTenants' rent paid down all $228,675 of principal by year 30	$0
Plus rental profits, invested at 7%$12,239 of profit by year 30, before investment growth	$14,077
What you'd walk away with	$709,745
If you put the same money in stocks
Cash to close ($85,372) invested at 7%	$649,873
Monthly shortfalls ($91,675 total by yr 30) investedThe money you'd have put into the building while it lost money	$423,564
What you'd walk away with	$1,073,437
Building minus stocks	−$363,692

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 $102,304 above the price where cash flow breaks even ($212,596) at the default scenario. Based on: Derived: price $314,900 vs. break-even $212,596

Opportunities

The seller bought for $132,500 in Apr 2017, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 0402924130059: last sale 2017-04-01, $132,500

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)	$6,698
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,236
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	1954
Market value (2026)	$356,000
Property tax	$6,698
Special assessments	none
Homestead	no
Last sale	2017-04-01 · $132,500

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 700 m away.

Crime in Webber - Camden

231 incidents in the last 12 months (41 per 1,000 residents), +4% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-21New at $314,900