4301 James Ave N

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

Far off

Asking price: $346,900
Monthly cash flow: −$1,425
Estimated rent: $1,650/mo
Break-even price: $79,234

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 / 3 bath (est.)$1,650 $1,400–$1,900

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: $346,900
Monthly cash flow: −$1,425
Cash to close: $79,787
Cap rate: 1.5%
Cash-on-cash: −21.4%
DSCR: 0.23×
GRM: 17.5
Price per unit: $346,900
Price that breaks even: $79,234
Rent that breaks even: $3,476/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $791K vs $2.12M

Monthly breakdown

Rent	$1,650
Vacancy (6%)	−$99
Collected	$1,551
Property tax Estimate	−$607
Insurance Estimate	−$113
Water, sewer, trash Estimate	−$85
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$132
Capital reserve (8% of rent)	−$132
Net operating income	$422
Mortgage (principal + interest)	−$1,846
Cash flow	−$1,425
Principal paid down (equity, not cash)	$235

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 $791K, stocks $2.12M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$842,017
Minus 6% selling cost	−$50,521
Minus loan still owedTenants' rent paid down all $312,210 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	$791,496
If you put the same money in stocks
Cash to close ($45,097) invested at 7%	$343,290
Monthly shortfalls ($558,401 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,838,580
What you'd walk away with	$2,181,870
Building minus stocks	−$1,390,374

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$842,017
Minus 6% selling cost	−$50,521
Minus loan still owedTenants' rent paid down all $312,210 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	$791,496
If you put the same money in stocks
Cash to close ($45,097) invested at 7%	$343,290
Monthly shortfalls ($638,094 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,055,712
What you'd walk away with	$2,399,002
Building minus stocks	−$1,607,506

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$817,745
Minus 6% selling cost	−$49,065
Minus loan still owedTenants' rent paid down all $303,210 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	$768,680
If you put the same money in stocks
Cash to close ($43,797) invested at 7%	$333,394
Monthly shortfalls ($536,575 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,768,967
What you'd walk away with	$2,102,361
Building minus stocks	−$1,333,681

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$817,745
Minus 6% selling cost	−$49,065
Minus loan still owedTenants' rent paid down all $303,210 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	$768,680
If you put the same money in stocks
Cash to close ($43,797) invested at 7%	$333,394
Monthly shortfalls ($616,268 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,986,099
What you'd walk away with	$2,319,493
Building minus stocks	−$1,550,813

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$842,017
Minus 6% selling cost	−$50,521
Minus loan still owedTenants' rent paid down all $277,520 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	$791,496
If you put the same money in stocks
Cash to close ($79,787) invested at 7%	$607,359
Monthly shortfalls ($465,949 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,516,593
What you'd walk away with	$2,123,952
Building minus stocks	−$1,332,456

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$842,017
Minus 6% selling cost	−$50,521
Minus loan still owedTenants' rent paid down all $277,520 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	$791,496
If you put the same money in stocks
Cash to close ($79,787) invested at 7%	$607,359
Monthly shortfalls ($545,642 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,733,725
What you'd walk away with	$2,341,084
Building minus stocks	−$1,549,588

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$817,745
Minus 6% selling cost	−$49,065
Minus loan still owedTenants' rent paid down all $269,520 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	$768,680
If you put the same money in stocks
Cash to close ($77,487) invested at 7%	$589,851
Monthly shortfalls ($446,789 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,456,262
What you'd walk away with	$2,046,113
Building minus stocks	−$1,277,433

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$817,745
Minus 6% selling cost	−$49,065
Minus loan still owedTenants' rent paid down all $269,520 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	$768,680
If you put the same money in stocks
Cash to close ($77,487) invested at 7%	$589,851
Monthly shortfalls ($526,481 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,673,394
What you'd walk away with	$2,263,244
Building minus stocks	−$1,494,564

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$842,017
Minus 6% selling cost	−$50,521
Minus loan still owedTenants' rent paid down all $260,175 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	$791,496
If you put the same money in stocks
Cash to close ($97,132) invested at 7%	$739,394
Monthly shortfalls ($424,406 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,385,787
What you'd walk away with	$2,125,181
Building minus stocks	−$1,333,685

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$842,017
Minus 6% selling cost	−$50,521
Minus loan still owedTenants' rent paid down all $260,175 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	$791,496
If you put the same money in stocks
Cash to close ($97,132) invested at 7%	$739,394
Monthly shortfalls ($504,099 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,602,919
What you'd walk away with	$2,342,313
Building minus stocks	−$1,550,817

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$817,745
Minus 6% selling cost	−$49,065
Minus loan still owedTenants' rent paid down all $252,675 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	$768,680
If you put the same money in stocks
Cash to close ($94,332) invested at 7%	$718,079
Monthly shortfalls ($406,443 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,329,227
What you'd walk away with	$2,047,306
Building minus stocks	−$1,278,626

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$817,745
Minus 6% selling cost	−$49,065
Minus loan still owedTenants' rent paid down all $252,675 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	$768,680
If you put the same money in stocks
Cash to close ($94,332) invested at 7%	$718,079
Monthly shortfalls ($486,136 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,546,359
What you'd walk away with	$2,264,438
Building minus stocks	−$1,495,758

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

mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 0402924210163: roof=Flat, exterior=WOOD
medium$11,374 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 0402924210163: special assessments (current) = $11,373.71
mediumBought for $53,750 in Jul 2025; asking is 545% more 15 months later. Ask what was done to justify the jump. Public record: Hennepin County parcel 0402924210163: last sale 2025-07-01, $53,750
mediumAsking is $267,666 above the price where cash flow breaks even ($79,234) at the default scenario. Based on: Derived: price $346,900 vs. break-even $79,234

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 Estimateestimate. No tax record found; 2.1% of price.	$7,285
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$1,358
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$85
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	com orig w 1-3 unit res
Living units	1
Year built	1922
Market value (2026)	$218,000
Property tax	$3,437
Special assessments	$11,374
Homestead	no
Last sale	2025-07-01 · $53,750

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 1076 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

2026-08-25Price cut at $346,900 (was $369,900) · from listing history
2026-08-25New at $346,900