Minneapolis › Prospect Park - East River Road

50 Arthur Ave SE

Minneapolis, MN · Prospect Park - East River Road · Listing office ↗ · Find the listing ↗

Far off

Asking price: $450,000
Monthly cash flow: −$1,089
Estimated rent: $3,300/mo
Break-even price: $245,381

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: $450,000
Monthly cash flow: −$1,089
Cash to close: $103,500
Cap rate: 3.5%
Cash-on-cash: −12.6%
DSCR: 0.55×
GRM: 11.4
Price per unit: $225,000
Price that breaks even: $245,381
Rent that breaks even: $4,714/mo
Cash flow turns positive: year 26
Year 30: property vs stocks: $1.03M vs $1.59M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Estimate	−$788
Insurance Estimate	−$217
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,306
Mortgage (principal + interest)	−$2,395
Cash flow	−$1,089
Principal paid down (equity, not cash)	$305

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 $1.03M, stocks $1.59M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($296,527 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,214,802
What you'd walk away with	$1,660,119
Building minus stocks	−$633,387

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($455,912 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,649,066
What you'd walk away with	$2,094,383
Building minus stocks	−$1,067,651

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $396,000 of principal by year 30	$0
Plus rental profits, invested at 7%$52 of profit by year 30, before investment growth	$52
What you'd walk away with	$1,003,968
If you put the same money in stocks
Cash to close ($57,200) invested at 7%	$435,421
Monthly shortfalls ($274,753 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,145,241
What you'd walk away with	$1,580,662
Building minus stocks	−$576,694

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $396,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($57,200) invested at 7%	$435,421
Monthly shortfalls ($434,086 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,579,453
What you'd walk away with	$2,014,874
Building minus stocks	−$1,010,958

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$7,440 of profit by year 30, before investment growth	$8,005
What you'd walk away with	$1,034,737
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($184,038 total by yr 30) investedThe money you'd have put into the building while it lost money	$805,124
What you'd walk away with	$1,592,993
Building minus stocks	−$558,256

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $360,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($335,983 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,231,383
What you'd walk away with	$2,019,252
Building minus stocks	−$992,520

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $352,000 of principal by year 30	$0
Plus rental profits, invested at 7%$10,677 of profit by year 30, before investment growth	$11,739
What you'd walk away with	$1,015,654
If you put the same money in stocks
Cash to close ($101,200) invested at 7%	$770,360
Monthly shortfalls ($168,114 total by yr 30) investedThe money you'd have put into the building while it lost money	$748,527
What you'd walk away with	$1,518,887
Building minus stocks	−$503,233

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $352,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($101,200) invested at 7%	$770,360
Monthly shortfalls ($316,822 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,171,052
What you'd walk away with	$1,941,412
Building minus stocks	−$937,496

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $337,500 of principal by year 30	$0
Plus rental profits, invested at 7%$18,163 of profit by year 30, before investment growth	$20,830
What you'd walk away with	$1,047,562
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($140,871 total by yr 30) investedThe money you'd have put into the building while it lost money	$648,267
What you'd walk away with	$1,607,412
Building minus stocks	−$559,850

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $337,500 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	$1,026,732
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($282,093 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,061,702
What you'd walk away with	$2,020,846
Building minus stocks	−$994,114

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $330,000 of principal by year 30	$0
Plus rental profits, invested at 7%$22,845 of profit by year 30, before investment growth	$26,800
What you'd walk away with	$1,030,716
If you put the same money in stocks
Cash to close ($123,200) invested at 7%	$937,830
Monthly shortfalls ($127,590 total by yr 30) investedThe money you'd have put into the building while it lost money	$597,678
What you'd walk away with	$1,535,508
Building minus stocks	−$504,792

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $330,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($123,200) invested at 7%	$937,830
Monthly shortfalls ($264,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,005,141
What you'd walk away with	$1,942,971
Building minus stocks	−$939,055

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 $204,619 above the price where cash flow breaks even ($245,381) at the default scenario. Based on: Derived: price $450,000 vs. break-even $245,381

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.	$9,450
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,610
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 1911: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1911
Market value (2026)	$500,800
Property tax	$7,732
Special assessments	none
Homestead	no
Last sale	2010-06-01 · $241,100

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

I 94, about 378 m away.

Crime in Prospect Park - East River Road

378 incidents in the last 12 months (33 per 1,000 residents), −8% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-20New at $450,000