Minneapolis › Harrison

501 Newton Ave N

Minneapolis, MN · Harrison · Find the listing ↗

Overpriced

Asking price: $325,000
Monthly cash flow: −$436
Estimated rent: $3,000/mo
Break-even price: $243,131

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 bath (est.)$1,650 $1,400–$1,900
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: $325,000
Monthly cash flow: −$436
Cash to close: $74,750
Cap rate: 4.8%
Cash-on-cash: −7.0%
DSCR: 0.75×
GRM: 9.0
Price per unit: $162,500
Price that breaks even: $243,131
Rent that breaks even: $3,566/mo
Cash flow turns positive: year 13
Year 30: property vs stocks: $892K vs $761K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Estimate	−$569
Insurance Estimate	−$217
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,294
Mortgage (principal + interest)	−$1,730
Cash flow	−$436
Principal paid down (equity, not cash)	$220

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 $892K, stocks $761K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$59,434 of profit by year 30, before investment growth	$79,079
What you'd walk away with	$820,608
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($79,337 total by yr 30) investedThe money you'd have put into the building while it lost money	$422,176
What you'd walk away with	$743,793
Building minus stocks	$76,815

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$3,525 of profit by year 30, before investment growth	$3,701
What you'd walk away with	$745,229
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($168,323 total by yr 30) investedThe money you'd have put into the building while it lost money	$741,582
What you'd walk away with	$1,063,200
Building minus stocks	−$317,971

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$69,612 of profit by year 30, before investment growth	$95,590
What you'd walk away with	$814,303
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($67,689 total by yr 30) investedThe money you'd have put into the building while it lost money	$369,074
What you'd walk away with	$680,796
Building minus stocks	$133,507

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$6,616 of profit by year 30, before investment growth	$7,176
What you'd walk away with	$725,889
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($149,590 total by yr 30) investedThe money you'd have put into the building while it lost money	$675,445
What you'd walk away with	$987,167
Building minus stocks	−$261,278

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$100,417 of profit by year 30, before investment growth	$150,392
What you'd walk away with	$891,921
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($33,705 total by yr 30) investedThe money you'd have put into the building while it lost money	$191,829
What you'd walk away with	$760,845
Building minus stocks	$131,076

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$19,176 of profit by year 30, before investment growth	$22,647
What you'd walk away with	$764,176
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($97,360 total by yr 30) investedThe money you'd have put into the building while it lost money	$458,869
What you'd walk away with	$1,027,885
Building minus stocks	−$263,709

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$112,367 of profit by year 30, before investment growth	$173,638
What you'd walk away with	$892,351
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($26,494 total by yr 30) investedThe money you'd have put into the building while it lost money	$154,744
What you'd walk away with	$706,252
Building minus stocks	$186,099

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$25,112 of profit by year 30, before investment growth	$30,642
What you'd walk away with	$749,355
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($84,135 total by yr 30) investedThe money you'd have put into the building while it lost money	$406,533
What you'd walk away with	$958,041
Building minus stocks	−$208,686

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$125,570 of profit by year 30, before investment growth	$200,771
What you'd walk away with	$942,300
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($19,937 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,660
What you'd walk away with	$812,375
Building minus stocks	$129,925

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$32,067 of profit by year 30, before investment growth	$40,468
What you'd walk away with	$781,996
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($71,330 total by yr 30) investedThe money you'd have put into the building while it lost money	$354,142
What you'd walk away with	$1,046,857
Building minus stocks	−$264,861

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$138,344 of profit by year 30, before investment growth	$228,462
What you'd walk away with	$947,175
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($14,748 total by yr 30) investedThe money you'd have put into the building while it lost money	$90,791
What you'd walk away with	$762,192
Building minus stocks	$184,983

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$39,195 of profit by year 30, before investment growth	$51,065
What you'd walk away with	$769,777
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($60,495 total by yr 30) investedThe money you'd have put into the building while it lost money	$308,178
What you'd walk away with	$979,579
Building minus stocks	−$209,802

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 501 NEWTON AVE N

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.	$6,825
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,606
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 1909: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1909
Market value (2026)	$325,200
Property tax	$4,791
Special assessments	none
Homestead	no
Last sale	2016-08-01 · $200,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 394 EXPR, about 1395 m away.

Crime in Harrison

243 incidents in the last 12 months (75 per 1,000 residents), +26% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-09-25New at $325,000