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5424 32nd Ave S

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

Far off

Asking price: $900,000
Monthly cash flow: −$2,791
Estimated rent: $4,950/mo
Break-even price: $375,678

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 / 2 bath (est.)$1,650 $1,400–$1,900
3 bed / 2 bath (est.)$1,650 $1,400–$1,900
3 bed / 2 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: $900,000
Monthly cash flow: −$2,791
Cash to close: $207,000
Cap rate: 2.7%
Cash-on-cash: −16.2%
DSCR: 0.42×
GRM: 15.2
Price per unit: $300,000
Price that breaks even: $375,678
Rent that breaks even: $8,574/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $2.05M vs $4.06M

Monthly breakdown

Rent	$4,950
Vacancy (6%)	−$297
Collected	$4,653
Property tax Public record	−$1,159
Insurance Estimate	−$338
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$446
Capital reserve (8% of rent)	−$396
Net operating income	$2,000
Mortgage (principal + interest)	−$4,790
Cash flow	−$2,791
Principal paid down (equity, not cash)	$609

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 $2.05M, stocks $4.06M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,184,536
Minus 6% selling cost	−$131,072
Minus loan still owedTenants' rent paid down all $810,000 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	$2,053,464
If you put the same money in stocks
Cash to close ($117,000) invested at 7%	$890,634
Monthly shortfalls ($910,791 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,321,793
What you'd walk away with	$4,212,427
Building minus stocks	−$2,158,963

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,184,536
Minus 6% selling cost	−$131,072
Minus loan still owedTenants' rent paid down all $810,000 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	$2,053,464
If you put the same money in stocks
Cash to close ($117,000) invested at 7%	$890,634
Monthly shortfalls ($1,149,869 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,973,189
What you'd walk away with	$4,863,823
Building minus stocks	−$2,810,359

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,160,264
Minus 6% selling cost	−$129,616
Minus loan still owedTenants' rent paid down all $801,000 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	$2,030,648
If you put the same money in stocks
Cash to close ($115,700) invested at 7%	$880,738
Monthly shortfalls ($888,965 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,252,180
What you'd walk away with	$4,132,918
Building minus stocks	−$2,102,270

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,160,264
Minus 6% selling cost	−$129,616
Minus loan still owedTenants' rent paid down all $801,000 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	$2,030,648
If you put the same money in stocks
Cash to close ($115,700) invested at 7%	$880,738
Monthly shortfalls ($1,128,043 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,903,576
What you'd walk away with	$4,784,314
Building minus stocks	−$2,753,666

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,184,536
Minus 6% selling cost	−$131,072
Minus loan still owedTenants' rent paid down all $720,000 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	$2,053,464
If you put the same money in stocks
Cash to close ($207,000) invested at 7%	$1,575,737
Monthly shortfalls ($670,933 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,486,428
What you'd walk away with	$4,062,164
Building minus stocks	−$2,008,700

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,184,536
Minus 6% selling cost	−$131,072
Minus loan still owedTenants' rent paid down all $720,000 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	$2,053,464
If you put the same money in stocks
Cash to close ($207,000) invested at 7%	$1,575,737
Monthly shortfalls ($910,011 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,137,823
What you'd walk away with	$4,713,560
Building minus stocks	−$2,660,096

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,160,264
Minus 6% selling cost	−$129,616
Minus loan still owedTenants' rent paid down all $712,000 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	$2,030,648
If you put the same money in stocks
Cash to close ($204,700) invested at 7%	$1,558,229
Monthly shortfalls ($651,772 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,426,096
What you'd walk away with	$3,984,325
Building minus stocks	−$1,953,677

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,160,264
Minus 6% selling cost	−$129,616
Minus loan still owedTenants' rent paid down all $712,000 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	$2,030,648
If you put the same money in stocks
Cash to close ($204,700) invested at 7%	$1,558,229
Monthly shortfalls ($890,850 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,077,492
What you'd walk away with	$4,635,721
Building minus stocks	−$2,605,073

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,184,536
Minus 6% selling cost	−$131,072
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	$2,053,464
If you put the same money in stocks
Cash to close ($252,000) invested at 7%	$1,918,288
Monthly shortfalls ($563,154 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,147,065
What you'd walk away with	$4,065,353
Building minus stocks	−$2,011,889

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,184,536
Minus 6% selling cost	−$131,072
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	$2,053,464
If you put the same money in stocks
Cash to close ($252,000) invested at 7%	$1,918,288
Monthly shortfalls ($802,232 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,798,461
What you'd walk away with	$4,716,749
Building minus stocks	−$2,663,285

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,160,264
Minus 6% selling cost	−$129,616
Minus loan still owedTenants' rent paid down all $667,500 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	$2,030,648
If you put the same money in stocks
Cash to close ($249,200) invested at 7%	$1,896,974
Monthly shortfalls ($545,191 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,090,504
What you'd walk away with	$3,987,478
Building minus stocks	−$1,956,830

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,160,264
Minus 6% selling cost	−$129,616
Minus loan still owedTenants' rent paid down all $667,500 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	$2,030,648
If you put the same money in stocks
Cash to close ($249,200) invested at 7%	$1,896,974
Monthly shortfalls ($784,269 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,741,900
What you'd walk away with	$4,638,874
Building minus stocks	−$2,608,226

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 $524,322 above the price where cash flow breaks even ($375,678) at the default scenario. Based on: Derived: price $900,000 vs. break-even $375,678

Opportunities

The seller bought for $130,000 in Jun 2021, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 1902823220051: last sale 2021-06-01, $130,000

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)	$13,914
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,050
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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. 9 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	triplex
Living units	3
Year built	2022
Market value (2026)	$735,500
Property tax	$13,914
Special assessments	none
Homestead	no
Last sale	2021-06-01 · $130,000

Source: Hennepin County parcel records.

City rental license

CHOWNEXMPT: 3 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

MN 62, about 782 m away.

Crime in Wenonah

135 incidents in the last 12 months (31 per 1,000 residents), +2% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-07-09New at $900,000