Minneapolis › Victory

4255 Thomas Ave N

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

Far off

Asking price: $374,900
Monthly cash flow: −$896
Estimated rent: $2,700/mo
Break-even price: $206,472

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: $374,900
Monthly cash flow: −$896
Cash to close: $86,227
Cap rate: 3.5%
Cash-on-cash: −12.5%
DSCR: 0.55×
GRM: 11.6
Price per unit: $187,450
Price that breaks even: $206,472
Rent that breaks even: $3,849/mo
Cash flow turns positive: year 26
Year 30: property vs stocks: $864K vs $1.31M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$574
Insurance Estimate	−$203
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	$1,099
Mortgage (principal + interest)	−$1,995
Cash flow	−$896
Principal paid down (equity, not cash)	$254

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 $864K, stocks $1.31M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$909,981
Minus 6% selling cost	−$54,599
Minus loan still owedTenants' rent paid down all $337,410 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	$855,382
If you put the same money in stocks
Cash to close ($48,737) invested at 7%	$370,998
Monthly shortfalls ($239,776 total by yr 30) investedThe money you'd have put into the building while it lost money	$993,152
What you'd walk away with	$1,364,151
Building minus stocks	−$508,769

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$909,981
Minus 6% selling cost	−$54,599
Minus loan still owedTenants' rent paid down all $337,410 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	$855,382
If you put the same money in stocks
Cash to close ($48,737) invested at 7%	$370,998
Monthly shortfalls ($370,182 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,348,459
What you'd walk away with	$1,719,458
Building minus stocks	−$864,076

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $328,410 of principal by year 30	$0
Plus rental profits, invested at 7%$563 of profit by year 30, before investment growth	$563
What you'd walk away with	$833,129
If you put the same money in stocks
Cash to close ($47,437) invested at 7%	$361,103
Monthly shortfalls ($218,514 total by yr 30) investedThe money you'd have put into the building while it lost money	$924,103
What you'd walk away with	$1,285,205
Building minus stocks	−$452,076

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $328,410 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	$832,566
If you put the same money in stocks
Cash to close ($47,437) invested at 7%	$361,103
Monthly shortfalls ($348,357 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,278,846
What you'd walk away with	$1,639,949
Building minus stocks	−$807,383

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$909,981
Minus 6% selling cost	−$54,599
Minus loan still owedTenants' rent paid down all $299,920 of principal by year 30	$0
Plus rental profits, invested at 7%$8,056 of profit by year 30, before investment growth	$8,794
What you'd walk away with	$864,176
If you put the same money in stocks
Cash to close ($86,227) invested at 7%	$656,382
Monthly shortfalls ($147,918 total by yr 30) investedThe money you'd have put into the building while it lost money	$653,970
What you'd walk away with	$1,310,352
Building minus stocks	−$446,176

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$909,981
Minus 6% selling cost	−$54,599
Minus loan still owedTenants' rent paid down all $299,920 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	$855,382
If you put the same money in stocks
Cash to close ($86,227) invested at 7%	$656,382
Monthly shortfalls ($270,268 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,000,483
What you'd walk away with	$1,656,865
Building minus stocks	−$801,483

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $291,920 of principal by year 30	$0
Plus rental profits, invested at 7%$11,722 of profit by year 30, before investment growth	$13,131
What you'd walk away with	$845,696
If you put the same money in stocks
Cash to close ($83,927) invested at 7%	$638,874
Monthly shortfalls ($132,424 total by yr 30) investedThe money you'd have put into the building while it lost money	$597,976
What you'd walk away with	$1,236,849
Building minus stocks	−$391,153

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $291,920 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	$832,566
If you put the same money in stocks
Cash to close ($83,927) invested at 7%	$638,874
Monthly shortfalls ($251,107 total by yr 30) investedThe money you'd have put into the building while it lost money	$940,152
What you'd walk away with	$1,579,026
Building minus stocks	−$746,460

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$909,981
Minus 6% selling cost	−$54,599
Minus loan still owedTenants' rent paid down all $281,175 of principal by year 30	$0
Plus rental profits, invested at 7%$17,854 of profit by year 30, before investment growth	$20,768
What you'd walk away with	$876,149
If you put the same money in stocks
Cash to close ($104,972) invested at 7%	$799,074
Monthly shortfalls ($112,820 total by yr 30) investedThe money you'd have put into the building while it lost money	$524,580
What you'd walk away with	$1,323,654
Building minus stocks	−$447,505

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$909,981
Minus 6% selling cost	−$54,599
Minus loan still owedTenants' rent paid down all $281,175 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	$855,382
If you put the same money in stocks
Cash to close ($104,972) invested at 7%	$799,074
Monthly shortfalls ($225,372 total by yr 30) investedThe money you'd have put into the building while it lost money	$859,119
What you'd walk away with	$1,658,193
Building minus stocks	−$802,811

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $273,675 of principal by year 30	$0
Plus rental profits, invested at 7%$22,920 of profit by year 30, before investment growth	$27,385
What you'd walk away with	$859,951
If you put the same money in stocks
Cash to close ($102,172) invested at 7%	$777,759
Monthly shortfalls ($99,923 total by yr 30) investedThe money you'd have put into the building while it lost money	$474,638
What you'd walk away with	$1,252,397
Building minus stocks	−$392,446

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $273,675 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	$832,566
If you put the same money in stocks
Cash to close ($102,172) invested at 7%	$777,759
Monthly shortfalls ($207,409 total by yr 30) investedThe money you'd have put into the building while it lost money	$802,559
What you'd walk away with	$1,580,318
Building minus stocks	−$747,752

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 $168,428 above the price where cash flow breaks even ($206,472) at the default scenario. Based on: Derived: price $374,900 vs. break-even $206,472

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)	$6,887
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,438
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	1940
Market value (2026)	$366,100
Property tax	$6,887
Special assessments	none
Homestead	no
Last sale	2021-05-01 · $325,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 100, about 1624 m away.

Crime in Victory

155 incidents in the last 12 months (33 per 1,000 residents), +16% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-07New at $374,900