812 7th St SE

Minneapolis, MN · Marcy Holmes · Find the listing ↗

Overpriced

Asking price: $700,000
Monthly cash flow: −$1,430
Estimated rent: $4,800/mo
Break-even price: $431,305

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

6 bed / 2 bath (est.)$2,550 $2,175–$2,925
5 bed / 2 bath (est.)$2,250 $1,900–$2,600

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: $700,000
Monthly cash flow: −$1,430
Cash to close: $161,000
Cap rate: 3.9%
Cash-on-cash: −10.7%
DSCR: 0.62×
GRM: 12.2
Price per unit: $350,000
Price that breaks even: $431,305
Rent that breaks even: $6,682/mo
Cash flow turns positive: year 20
Year 30: property vs stocks: $1.70M vs $2.10M

Monthly breakdown

Rent	$4,800
Vacancy (6%)	−$288
Collected	$4,512
Property tax Public record	−$873
Insurance Estimate	−$249
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$432
Capital reserve (9% of rent)	−$432
Net operating income	$2,296
Mortgage (principal + interest)	−$3,726
Cash flow	−$1,430
Principal paid down (equity, not cash)	$474

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 $1.70M, stocks $2.10M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,699,084
Minus 6% selling cost	−$101,945
Minus loan still owedTenants' rent paid down all $630,000 of principal by year 30	$0
Plus rental profits, invested at 7%$31,400 of profit by year 30, before investment growth	$35,497
What you'd walk away with	$1,632,636
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($314,327 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,462,171
What you'd walk away with	$2,154,886
Building minus stocks	−$522,250

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,699,084
Minus 6% selling cost	−$101,945
Minus loan still owedTenants' rent paid down all $630,000 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	$1,597,139
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($514,760 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,058,330
What you'd walk away with	$2,751,045
Building minus stocks	−$1,153,906

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,811
Minus 6% selling cost	−$100,489
Minus loan still owedTenants' rent paid down all $621,000 of principal by year 30	$0
Plus rental profits, invested at 7%$36,430 of profit by year 30, before investment growth	$41,715
What you'd walk away with	$1,616,038
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($297,531 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,398,776
What you'd walk away with	$2,081,595
Building minus stocks	−$465,557

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,811
Minus 6% selling cost	−$100,489
Minus loan still owedTenants' rent paid down all $621,000 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	$1,574,322
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($492,934 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,988,717
What you'd walk away with	$2,671,536
Building minus stocks	−$1,097,214

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,699,084
Minus 6% selling cost	−$101,945
Minus loan still owedTenants' rent paid down all $560,000 of principal by year 30	$0
Plus rental profits, invested at 7%$81,321 of profit by year 30, before investment growth	$102,365
What you'd walk away with	$1,699,503
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($177,692 total by yr 30) investedThe money you'd have put into the building while it lost money	$879,310
What you'd walk away with	$2,104,883
Building minus stocks	−$405,380

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,699,084
Minus 6% selling cost	−$101,945
Minus loan still owedTenants' rent paid down all $560,000 of principal by year 30	$0
Plus rental profits, invested at 7%$5,357 of profit by year 30, before investment growth	$5,571
What you'd walk away with	$1,602,710
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($333,560 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,414,172
What you'd walk away with	$2,639,745
Building minus stocks	−$1,037,035

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,811
Minus 6% selling cost	−$100,489
Minus loan still owedTenants' rent paid down all $552,000 of principal by year 30	$0
Plus rental profits, invested at 7%$88,658 of profit by year 30, before investment growth	$113,100
What you'd walk away with	$1,687,423
If you put the same money in stocks
Cash to close ($158,700) invested at 7%	$1,208,065
Monthly shortfalls ($165,867 total by yr 30) investedThe money you'd have put into the building while it lost money	$829,714
What you'd walk away with	$2,037,779
Building minus stocks	−$350,356

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,811
Minus 6% selling cost	−$100,489
Minus loan still owedTenants' rent paid down all $552,000 of principal by year 30	$0
Plus rental profits, invested at 7%$7,406 of profit by year 30, before investment growth	$7,787
What you'd walk away with	$1,582,110
If you put the same money in stocks
Cash to close ($158,700) invested at 7%	$1,208,065
Monthly shortfalls ($316,448 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,356,057
What you'd walk away with	$2,564,122
Building minus stocks	−$982,012

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,699,084
Minus 6% selling cost	−$101,945
Minus loan still owedTenants' rent paid down all $525,000 of principal by year 30	$0
Plus rental profits, invested at 7%$116,033 of profit by year 30, before investment growth	$155,087
What you'd walk away with	$1,752,226
If you put the same money in stocks
Cash to close ($196,000) invested at 7%	$1,492,002
Monthly shortfalls ($128,575 total by yr 30) investedThe money you'd have put into the building while it lost money	$668,083
What you'd walk away with	$2,160,085
Building minus stocks	−$407,859

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,699,084
Minus 6% selling cost	−$101,945
Minus loan still owedTenants' rent paid down all $525,000 of principal by year 30	$0
Plus rental profits, invested at 7%$17,327 of profit by year 30, before investment growth	$19,071
What you'd walk away with	$1,616,210
If you put the same money in stocks
Cash to close ($196,000) invested at 7%	$1,492,002
Monthly shortfalls ($261,702 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,163,723
What you'd walk away with	$2,655,725
Building minus stocks	−$1,039,515

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,811
Minus 6% selling cost	−$100,489
Minus loan still owedTenants' rent paid down all $517,500 of principal by year 30	$0
Plus rental profits, invested at 7%$124,416 of profit by year 30, before investment growth	$168,590
What you'd walk away with	$1,742,912
If you put the same money in stocks
Cash to close ($193,200) invested at 7%	$1,470,688
Monthly shortfalls ($118,995 total by yr 30) investedThe money you'd have put into the building while it lost money	$625,025
What you'd walk away with	$2,095,713
Building minus stocks	−$352,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,674,811
Minus 6% selling cost	−$100,489
Minus loan still owedTenants' rent paid down all $517,500 of principal by year 30	$0
Plus rental profits, invested at 7%$20,920 of profit by year 30, before investment growth	$23,354
What you'd walk away with	$1,597,677
If you put the same money in stocks
Cash to close ($193,200) invested at 7%	$1,470,688
Monthly shortfalls ($247,332 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,111,446
What you'd walk away with	$2,582,134
Building minus stocks	−$984,457

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 812 7TH ST S E
mediumAbout 67 m from I 35W: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 35W) at 67 m
mediumAsking is $268,695 above the price where cash flow breaks even ($431,305) at the default scenario. Based on: Derived: price $700,000 vs. break-even $431,305

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 98 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)	$10,475
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,994
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 1900: +1 pt capital reserve; 11 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$551,600
Property tax	$10,475
Special assessments	none
Homestead	no
Last sale	2023-04-01 · $602,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 35W, about 67 m away.

Crime in Marcy Holmes

873 incidents in the last 12 months (58 per 1,000 residents), +36% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-06-26New at $700,000