4517 Aldrich Ave S

Minneapolis, MN · East Harriet · Listing office ↗ · Find the listing ↗

Far off

Needs more info before these numbers mean much. The city's rental license covers 1 unit(s); this analysis counts 2.

Asking price: $750,000
Monthly cash flow: −$3,174
Estimated rent: $3,300/mo
Break-even price: $153,643

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 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: $750,000
Monthly cash flow: −$3,174
Cash to close: $172,500
Cap rate: 1.3%
Cash-on-cash: −22.1%
DSCR: 0.20×
GRM: 18.9
Price per unit: $375,000
Price that breaks even: $153,643
Rent that breaks even: $7,369/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.71M vs $4.73M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Estimate	−$1,313
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (8% of rent)	−$264
Net operating income	$818
Mortgage (principal + interest)	−$3,992
Cash flow	−$3,174
Principal paid down (equity, not cash)	$508

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 $1.71M, stocks $4.73M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $675,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($97,500) invested at 7%	$742,195
Monthly shortfalls ($1,255,374 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,110,701
What you'd walk away with	$4,852,896
Building minus stocks	−$3,141,676

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $675,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($97,500) invested at 7%	$742,195
Monthly shortfalls ($1,414,759 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,544,965
What you'd walk away with	$5,287,160
Building minus stocks	−$3,575,940

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $666,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($96,200) invested at 7%	$732,299
Monthly shortfalls ($1,233,548 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,041,088
What you'd walk away with	$4,773,387
Building minus stocks	−$3,084,983

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $666,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($96,200) invested at 7%	$732,299
Monthly shortfalls ($1,392,933 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,475,352
What you'd walk away with	$5,207,651
Building minus stocks	−$3,519,247

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $600,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($172,500) invested at 7%	$1,313,114
Monthly shortfalls ($1,055,492 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,414,563
What you'd walk away with	$4,727,677
Building minus stocks	−$3,016,457

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $600,000 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	$1,711,220
If you put the same money in stocks
Cash to close ($172,500) invested at 7%	$1,313,114
Monthly shortfalls ($1,214,877 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,848,827
What you'd walk away with	$5,161,941
Building minus stocks	−$3,450,721

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $592,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($170,200) invested at 7%	$1,295,606
Monthly shortfalls ($1,036,331 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,354,232
What you'd walk away with	$4,649,837
Building minus stocks	−$2,961,433

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $592,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($170,200) invested at 7%	$1,295,606
Monthly shortfalls ($1,195,716 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,788,495
What you'd walk away with	$5,084,101
Building minus stocks	−$3,395,697

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $562,500 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	$1,711,220
If you put the same money in stocks
Cash to close ($210,000) invested at 7%	$1,598,574
Monthly shortfalls ($965,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,131,760
What you'd walk away with	$4,730,334
Building minus stocks	−$3,019,114

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,820,447
Minus 6% selling cost	−$109,227
Minus loan still owedTenants' rent paid down all $562,500 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	$1,711,220
If you put the same money in stocks
Cash to close ($210,000) invested at 7%	$1,598,574
Monthly shortfalls ($1,125,061 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,566,024
What you'd walk away with	$5,164,598
Building minus stocks	−$3,453,378

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $555,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($207,200) invested at 7%	$1,577,259
Monthly shortfalls ($947,713 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,075,200
What you'd walk away with	$4,652,459
Building minus stocks	−$2,964,055

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,796,174
Minus 6% selling cost	−$107,770
Minus loan still owedTenants' rent paid down all $555,000 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	$1,688,404
If you put the same money in stocks
Cash to close ($207,200) invested at 7%	$1,577,259
Monthly shortfalls ($1,107,098 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,509,464
What you'd walk away with	$5,086,723
Building minus stocks	−$3,398,319

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

highThe city's rental license covers 1 unit(s); this analysis counts 2. Public record: Minneapolis Active Rental Licenses: 4517 ALDRICH AVE S, units=1
mediumAsking is $596,357 above the price where cash flow breaks even ($153,643) at the default scenario. Based on: Derived: price $750,000 vs. break-even $153,643

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.	$15,750
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,565
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	1924
Market value (2026)	$760,100
Property tax	$12,679
Special assessments	none
Homestead	no
Last sale	2015-09-01 · $475,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 35W, about 1123 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

2026-09-22New at $750,000