4353 Bryant Ave S

Minneapolis, MN · East Harriet · Find the listing ↗

Far off

Asking price: $409,900
Monthly cash flow: −$1,548
Estimated rent: $2,400/mo
Break-even price: $118,996

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 / 1 bath (est.)$1,350 $1,150–$1,550
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $409,900
Monthly cash flow: −$1,548
Cash to close: $94,277
Cap rate: 1.9%
Cash-on-cash: −19.7%
DSCR: 0.29×
GRM: 14.2
Price per unit: $204,950
Price that breaks even: $118,996
Rent that breaks even: $4,411/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $935K vs $2.32M

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Public record	−$775
Insurance Estimate	−$209
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$633
Mortgage (principal + interest)	−$2,182
Cash flow	−$1,548
Principal paid down (equity, not cash)	$278

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 $935K, stocks $2.32M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 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	$935,239
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($592,049 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,980,121
What you'd walk away with	$2,385,755
Building minus stocks	−$1,450,516

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 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	$935,239
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($707,966 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,295,949
What you'd walk away with	$2,701,584
Building minus stocks	−$1,766,345

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 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	$912,423
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($570,224 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,910,508
What you'd walk away with	$2,306,246
Building minus stocks	−$1,393,823

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 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	$912,423
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($686,140 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,226,336
What you'd walk away with	$2,622,075
Building minus stocks	−$1,709,652

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 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	$935,239
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($482,807 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,599,658
What you'd walk away with	$2,317,319
Building minus stocks	−$1,382,080

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 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	$935,239
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($598,724 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,915,487
What you'd walk away with	$2,633,147
Building minus stocks	−$1,697,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 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	$912,423
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($463,647 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,539,327
What you'd walk away with	$2,239,480
Building minus stocks	−$1,327,057

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 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	$912,423
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($579,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,855,156
What you'd walk away with	$2,555,308
Building minus stocks	−$1,642,885

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 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	$935,239
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($433,720 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,445,098
What you'd walk away with	$2,318,771
Building minus stocks	−$1,383,532

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 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	$935,239
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($549,637 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,760,926
What you'd walk away with	$2,634,600
Building minus stocks	−$1,699,361

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 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	$912,423
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($415,757 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,388,537
What you'd walk away with	$2,240,896
Building minus stocks	−$1,328,473

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 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	$912,423
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($531,674 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,704,365
What you'd walk away with	$2,556,725
Building minus stocks	−$1,644,302

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

mediumNo rental license on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: Minneapolis Active Rental Licenses: no record for 4353 BRYANT AVE S
medium$1,856 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 0902824410182: special assessments (current) = $1,855.89
mediumAsking is $290,904 above the price where cash flow breaks even ($118,996) at the default scenario. Based on: Derived: price $409,900 vs. break-even $118,996

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 146 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)	$9,306
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,510
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 1916: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1916
Market value (2026)	$491,900
Property tax	$9,306
Special assessments	$1,856
Homestead	no
Last sale	2007-05-01 · $320,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 1229 m away.

Crime in East Harriet

159 incidents in the last 12 months (44 per 1,000 residents), +25% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-09New at $409,900