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5001 Thomas Ave S

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

Far off

Asking price: $459,900
Monthly cash flow: −$1,971
Estimated rent: $2,100/mo
Break-even price: $89,575

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
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: $459,900
Monthly cash flow: −$1,971
Cash to close: $105,777
Cap rate: 1.2%
Cash-on-cash: −22.4%
DSCR: 0.19×
GRM: 18.2
Price per unit: $229,950
Price that breaks even: $89,575
Rent that breaks even: $4,627/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.05M vs $2.95M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Public record	−$745
Insurance Estimate	−$186
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (8% of rent)	−$168
Net operating income	$477
Mortgage (principal + interest)	−$2,448
Cash flow	−$1,971
Principal paid down (equity, not cash)	$311

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 $1.05M, stocks $2.95M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $413,910 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	$1,049,320
If you put the same money in stocks
Cash to close ($59,787) invested at 7%	$455,114
Monthly shortfalls ($787,984 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,566,847
What you'd walk away with	$3,021,961
Building minus stocks	−$1,972,641

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $413,910 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	$1,049,320
If you put the same money in stocks
Cash to close ($59,787) invested at 7%	$455,114
Monthly shortfalls ($889,411 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,843,197
What you'd walk away with	$3,298,311
Building minus stocks	−$2,248,991

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($766,158 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,497,234
What you'd walk away with	$2,942,452
Building minus stocks	−$1,915,948

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($867,585 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,773,584
What you'd walk away with	$3,218,802
Building minus stocks	−$2,192,298

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $367,920 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	$1,049,320
If you put the same money in stocks
Cash to close ($105,777) invested at 7%	$805,202
Monthly shortfalls ($665,417 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,139,976
What you'd walk away with	$2,945,177
Building minus stocks	−$1,895,857

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $367,920 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	$1,049,320
If you put the same money in stocks
Cash to close ($105,777) invested at 7%	$805,202
Monthly shortfalls ($766,844 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,416,325
What you'd walk away with	$3,221,527
Building minus stocks	−$2,172,207

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 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	$1,026,504
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($646,256 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,079,644
What you'd walk away with	$2,867,338
Building minus stocks	−$1,840,834

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 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	$1,026,504
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($747,683 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,355,994
What you'd walk away with	$3,143,687
Building minus stocks	−$2,117,183

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $344,925 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	$1,049,320
If you put the same money in stocks
Cash to close ($128,772) invested at 7%	$980,245
Monthly shortfalls ($610,342 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,966,561
What you'd walk away with	$2,946,806
Building minus stocks	−$1,897,486

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $344,925 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	$1,049,320
If you put the same money in stocks
Cash to close ($128,772) invested at 7%	$980,245
Monthly shortfalls ($711,769 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,242,911
What you'd walk away with	$3,223,156
Building minus stocks	−$2,173,836

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 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	$1,026,504
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($592,378 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,910,001
What you'd walk away with	$2,868,932
Building minus stocks	−$1,842,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 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	$1,026,504
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($693,805 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,186,350
What you'd walk away with	$3,145,281
Building minus stocks	−$2,118,777

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 $370,325 above the price where cash flow breaks even ($89,575) at the default scenario. Based on: Derived: price $459,900 vs. break-even $89,575

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 174 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)	$8,942
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,232
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	1941
Market value (2026)	$472,700
Property tax	$8,942
Special assessments	none
Homestead	no
Last sale	2023-09-01 · $474,500

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

MN 62, about 2384 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

2026-04-11New at $459,900