4165 Aldrich Ave N

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

Overpriced

Asking price: $330,000
Monthly cash flow: −$358
Estimated rent: $3,000/mo
Break-even price: $262,804

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 bath (est.)$1,650 $1,400–$1,900
2 bed / 1 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: $330,000
Monthly cash flow: −$358
Cash to close: $75,900
Cap rate: 5.1%
Cash-on-cash: −5.7%
DSCR: 0.80×
GRM: 9.2
Price per unit: $165,000
Price that breaks even: $262,804
Rent that breaks even: $3,459/mo
Cash flow turns positive: year 10
Year 30: property vs stocks: $981K vs $707K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$516
Insurance Estimate	−$195
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,399
Mortgage (principal + interest)	−$1,756
Cash flow	−$358
Principal paid down (equity, not cash)	$223

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 $981K, stocks $707K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $297,000 of principal by year 30	$0
Plus rental profits, invested at 7%$93,337 of profit by year 30, before investment growth	$133,174
What you'd walk away with	$886,111
If you put the same money in stocks
Cash to close ($42,900) invested at 7%	$326,566
Monthly shortfalls ($60,746 total by yr 30) investedThe money you'd have put into the building while it lost money	$341,322
What you'd walk away with	$667,888
Building minus stocks	$218,223

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $297,000 of principal by year 30	$0
Plus rental profits, invested at 7%$18,939 of profit by year 30, before investment growth	$21,976
What you'd walk away with	$774,913
If you put the same money in stocks
Cash to close ($42,900) invested at 7%	$326,566
Monthly shortfalls ($131,243 total by yr 30) investedThe money you'd have put into the building while it lost money	$624,910
What you'd walk away with	$951,476
Building minus stocks	−$176,563

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$105,412 of profit by year 30, before investment growth	$154,921
What you'd walk away with	$885,041
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($50,995 total by yr 30) investedThe money you'd have put into the building while it lost money	$293,456
What you'd walk away with	$610,126
Building minus stocks	$274,915

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$25,004 of profit by year 30, before investment growth	$29,893
What you'd walk away with	$760,014
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($115,483 total by yr 30) investedThe money you'd have put into the building while it lost money	$563,214
What you'd walk away with	$879,884
Building minus stocks	−$119,870

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $264,000 of principal by year 30	$0
Plus rental profits, invested at 7%$142,074 of profit by year 30, before investment growth	$227,668
What you'd walk away with	$980,605
If you put the same money in stocks
Cash to close ($75,900) invested at 7%	$577,770
Monthly shortfalls ($21,535 total by yr 30) investedThe money you'd have put into the building while it lost money	$129,515
What you'd walk away with	$707,286
Building minus stocks	$273,319

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $264,000 of principal by year 30	$0
Plus rental profits, invested at 7%$45,612 of profit by year 30, before investment growth	$59,332
What you'd walk away with	$812,269
If you put the same money in stocks
Cash to close ($75,900) invested at 7%	$577,770
Monthly shortfalls ($69,969 total by yr 30) investedThe money you'd have put into the building while it lost money	$355,965
What you'd walk away with	$933,735
Building minus stocks	−$121,466

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$155,746 of profit by year 30, before investment growth	$257,397
What you'd walk away with	$987,518
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($16,046 total by yr 30) investedThe money you'd have put into the building while it lost money	$98,914
What you'd walk away with	$659,176
Building minus stocks	$328,342

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$54,065 of profit by year 30, before investment growth	$72,556
What you'd walk away with	$802,676
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($59,261 total by yr 30) investedThe money you'd have put into the building while it lost money	$308,857
What you'd walk away with	$869,119
Building minus stocks	−$66,443

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$171,080 of profit by year 30, before investment growth	$292,448
What you'd walk away with	$1,045,385
If you put the same money in stocks
Cash to close ($92,400) invested at 7%	$703,372
Monthly shortfalls ($11,022 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,862
What you'd walk away with	$773,235
Building minus stocks	$272,150

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,997
Minus 6% selling cost	−$48,060
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$63,886 of profit by year 30, before investment growth	$88,685
What you'd walk away with	$841,622
If you put the same money in stocks
Cash to close ($92,400) invested at 7%	$703,372
Monthly shortfalls ($48,723 total by yr 30) investedThe money you'd have put into the building while it lost money	$260,885
What you'd walk away with	$964,257
Building minus stocks	−$122,635

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$185,336 of profit by year 30, before investment growth	$326,738
What you'd walk away with	$1,056,858
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($7,315 total by yr 30) investedThe money you'd have put into the building while it lost money	$47,592
What you'd walk away with	$729,650
Building minus stocks	$327,208

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$73,290 of profit by year 30, before investment growth	$104,898
What you'd walk away with	$835,019
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($40,165 total by yr 30) investedThe money you'd have put into the building while it lost money	$220,538
What you'd walk away with	$902,596
Building minus stocks	−$67,577

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

No red flags in the available data. That isn't the same as none.

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)	$6,192
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,343
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	1929
Market value (2026)	$329,100
Property tax	$6,192
Special assessments	none
Homestead	no
Last sale	2021-05-01 · $250,000

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 171 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

2026-09-15Price increase at $330,000 (was $299,000) · from listing history
2026-09-15New at $330,000