5749 Bloomington Ave

Minneapolis, MN · Diamond Lake · Find the listing ↗

Far off

Asking price: $400,000
Monthly cash flow: −$1,086
Estimated rent: $2,700/mo
Break-even price: $195,896

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: $400,000
Monthly cash flow: −$1,086
Cash to close: $92,000
Cap rate: 3.1%
Cash-on-cash: −14.2%
DSCR: 0.49×
GRM: 12.3
Price per unit: $200,000
Price that breaks even: $195,896
Rent that breaks even: $4,093/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $913K vs $1.59M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$645
Insurance Estimate	−$188
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	$1,043
Mortgage (principal + interest)	−$2,129
Cash flow	−$1,086
Principal paid down (equity, not cash)	$271

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 $913K, 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	$970,905
Minus 6% selling cost	−$58,254
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	$912,651
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($329,427 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,260,618
What you'd walk away with	$1,656,456
Building minus stocks	−$743,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
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	$912,651
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($459,833 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,615,925
What you'd walk away with	$2,011,762
Building minus stocks	−$1,099,111

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 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	$889,834
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($307,601 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,191,005
What you'd walk away with	$1,576,947
Building minus stocks	−$687,113

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 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	$889,834
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($438,007 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,546,312
What you'd walk away with	$1,932,253
Building minus stocks	−$1,042,419

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 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	$912,651
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($222,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$889,345
What you'd walk away with	$1,589,672
Building minus stocks	−$677,021

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 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	$912,651
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($353,230 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,244,651
What you'd walk away with	$1,944,979
Building minus stocks	−$1,032,328

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$42 of profit by year 30, before investment growth	$42
What you'd walk away with	$889,876
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($203,705 total by yr 30) investedThe money you'd have put into the building while it lost money	$829,055
What you'd walk away with	$1,511,875
Building minus stocks	−$621,999

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 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	$889,834
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($334,069 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,184,320
What you'd walk away with	$1,867,140
Building minus stocks	−$977,306

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,435 of profit by year 30, before investment growth	$1,466
What you'd walk away with	$914,116
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($176,357 total by yr 30) investedThe money you'd have put into the building while it lost money	$739,982
What you'd walk away with	$1,592,555
Building minus stocks	−$678,439

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 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	$912,651
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($305,328 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,093,823
What you'd walk away with	$1,946,396
Building minus stocks	−$1,033,745

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$3,114 of profit by year 30, before investment growth	$3,256
What you'd walk away with	$893,090
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($160,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$685,212
What you'd walk away with	$1,516,470
Building minus stocks	−$623,380

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 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	$889,834
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($287,365 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,037,263
What you'd walk away with	$1,868,521
Building minus stocks	−$978,687

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 $204,104 above the price where cash flow breaks even ($195,896) at the default scenario. Based on: Derived: price $400,000 vs. break-even $195,896

Opportunities

The seller bought for $87,000 in Feb 1989, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 2302824140134: last sale 1989-02-01, $87,000

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)	$7,739
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,261
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	1960
Market value (2026)	$409,100
Property tax	$7,739
Special assessments	none
Homestead	no
Last sale	1989-02-01 · $87,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

CR 152, about 393 m away.

Crime in Diamond Lake

122 incidents in the last 12 months (21 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

2026-09-29New at $400,000