Minneapolis › Fulton

4909 Xerxes Ave S

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

Far off

Asking price: $699,900
Monthly cash flow: −$3,028
Estimated rent: $2,700/mo
Break-even price: $131,054

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
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: $699,900
Monthly cash flow: −$3,028
Cash to close: $160,977
Cap rate: 1.2%
Cash-on-cash: −22.6%
DSCR: 0.19×
GRM: 21.6
Price per unit: $349,950
Price that breaks even: $131,054
Rent that breaks even: $6,582/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.60M vs $4.49M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$974
Insurance Estimate	−$204
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	$698
Mortgage (principal + interest)	−$3,725
Cash flow	−$3,028
Principal paid down (equity, not cash)	$474

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 $1.60M, stocks $4.49M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,698,841
Minus 6% selling cost	−$101,930
Minus loan still owedTenants' rent paid down all $629,910 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	$1,596,911
If you put the same money in stocks
Cash to close ($90,987) invested at 7%	$692,616
Monthly shortfalls ($1,197,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,916,923
What you'd walk away with	$4,609,539
Building minus stocks	−$3,012,628

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,698,841
Minus 6% selling cost	−$101,930
Minus loan still owedTenants' rent paid down all $629,910 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	$1,596,911
If you put the same money in stocks
Cash to close ($90,987) invested at 7%	$692,616
Monthly shortfalls ($1,328,179 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,272,230
What you'd walk away with	$4,964,846
Building minus stocks	−$3,367,935

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,568
Minus 6% selling cost	−$100,474
Minus loan still owedTenants' rent paid down all $620,910 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	$1,574,094
If you put the same money in stocks
Cash to close ($89,687) invested at 7%	$682,720
Monthly shortfalls ($1,175,947 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,847,310
What you'd walk away with	$4,530,030
Building minus stocks	−$2,955,936

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,568
Minus 6% selling cost	−$100,474
Minus loan still owedTenants' rent paid down all $620,910 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	$1,574,094
If you put the same money in stocks
Cash to close ($89,687) invested at 7%	$682,720
Monthly shortfalls ($1,306,353 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,202,617
What you'd walk away with	$4,885,337
Building minus stocks	−$3,311,243

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,698,841
Minus 6% selling cost	−$101,930
Minus loan still owedTenants' rent paid down all $559,920 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	$1,596,911
If you put the same money in stocks
Cash to close ($160,977) invested at 7%	$1,225,398
Monthly shortfalls ($1,011,243 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,267,287
What you'd walk away with	$4,492,685
Building minus stocks	−$2,895,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,698,841
Minus 6% selling cost	−$101,930
Minus loan still owedTenants' rent paid down all $559,920 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	$1,596,911
If you put the same money in stocks
Cash to close ($160,977) invested at 7%	$1,225,398
Monthly shortfalls ($1,141,649 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,622,594
What you'd walk away with	$4,847,992
Building minus stocks	−$3,251,081

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,568
Minus 6% selling cost	−$100,474
Minus loan still owedTenants' rent paid down all $551,920 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	$1,574,094
If you put the same money in stocks
Cash to close ($158,677) invested at 7%	$1,207,890
Monthly shortfalls ($992,083 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,206,956
What you'd walk away with	$4,414,846
Building minus stocks	−$2,840,752

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,568
Minus 6% selling cost	−$100,474
Minus loan still owedTenants' rent paid down all $551,920 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	$1,574,094
If you put the same money in stocks
Cash to close ($158,677) invested at 7%	$1,207,890
Monthly shortfalls ($1,122,489 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,562,263
What you'd walk away with	$4,770,152
Building minus stocks	−$3,196,058

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,698,841
Minus 6% selling cost	−$101,930
Minus loan still owedTenants' rent paid down all $524,925 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	$1,596,911
If you put the same money in stocks
Cash to close ($195,972) invested at 7%	$1,491,789
Monthly shortfalls ($927,427 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,003,376
What you'd walk away with	$4,495,164
Building minus stocks	−$2,898,253

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,698,841
Minus 6% selling cost	−$101,930
Minus loan still owedTenants' rent paid down all $524,925 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	$1,596,911
If you put the same money in stocks
Cash to close ($195,972) invested at 7%	$1,491,789
Monthly shortfalls ($1,057,833 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,358,682
What you'd walk away with	$4,850,471
Building minus stocks	−$3,253,560

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,568
Minus 6% selling cost	−$100,474
Minus loan still owedTenants' rent paid down all $517,425 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	$1,574,094
If you put the same money in stocks
Cash to close ($193,172) invested at 7%	$1,470,475
Monthly shortfalls ($909,464 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,946,815
What you'd walk away with	$4,417,290
Building minus stocks	−$2,843,196

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,568
Minus 6% selling cost	−$100,474
Minus loan still owedTenants' rent paid down all $517,425 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	$1,574,094
If you put the same money in stocks
Cash to close ($193,172) invested at 7%	$1,470,475
Monthly shortfalls ($1,039,870 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,302,122
What you'd walk away with	$4,772,596
Building minus stocks	−$3,198,502

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 $568,846 above the price where cash flow breaks even ($131,054) at the default scenario. Based on: Derived: price $699,900 vs. break-even $131,054

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)	$11,691
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,451
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	1927
Market value (2026)	$618,000
Property tax	$11,691
Special assessments	none
Homestead	no
Last sale	—

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 62, about 2562 m away.

Crime in Fulton

70 incidents in the last 12 months (11 per 1,000 residents), −15% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-16Price cut at $699,900 (was $749,900) · from listing history
2026-07-16New at $699,900