820 18th Ave N

Minneapolis, MN · Near - North · Find the listing ↗

Asking price: $285,000
Monthly cash flow: −$151
Estimated rent: $2,700/mo
Break-even price: $256,557

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: $285,000
Monthly cash flow: −$151
Cash to close: $65,550
Cap rate: 5.7%
Cash-on-cash: −2.8%
DSCR: 0.90×
GRM: 8.8
Price per unit: $142,500
Price that breaks even: $256,557
Rent that breaks even: $2,897/mo
Cash flow turns positive: year 5
Year 30: property vs stocks: $1.02M vs $529K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$268
Insurance Estimate	−$216
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,366
Mortgage (principal + interest)	−$1,517
Cash flow	−$151
Principal paid down (equity, not cash)	$193

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 $1.02M, stocks $529K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$691,770
Minus 6% selling cost	−$41,506
Minus loan still owedTenants' rent paid down all $256,500 of principal by year 30	$0
Plus rental profits, invested at 7%$150,206 of profit by year 30, before investment growth	$243,048
What you'd walk away with	$893,311
If you put the same money in stocks
Cash to close ($37,050) invested at 7%	$282,034
Monthly shortfalls ($27,323 total by yr 30) investedThe money you'd have put into the building while it lost money	$168,690
What you'd walk away with	$450,724
Building minus stocks	$442,587

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$691,770
Minus 6% selling cost	−$41,506
Minus loan still owedTenants' rent paid down all $256,500 of principal by year 30	$0
Plus rental profits, invested at 7%$59,751 of profit by year 30, before investment growth	$80,705
What you'd walk away with	$730,969
If you put the same money in stocks
Cash to close ($37,050) invested at 7%	$282,034
Monthly shortfalls ($67,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$361,654
What you'd walk away with	$643,688
Building minus stocks	$87,281

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$165,895 of profit by year 30, before investment growth	$277,776
What you'd walk away with	$905,223
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($21,185 total by yr 30) investedThe money you'd have put into the building while it lost money	$133,805
What you'd walk away with	$405,943
Building minus stocks	$499,280

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$70,305 of profit by year 30, before investment growth	$98,182
What you'd walk away with	$725,629
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($56,001 total by yr 30) investedThe money you'd have put into the building while it lost money	$309,518
What you'd walk away with	$581,656
Building minus stocks	$143,973

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$691,770
Minus 6% selling cost	−$41,506
Minus loan still owedTenants' rent paid down all $228,000 of principal by year 30	$0
Plus rental profits, invested at 7%$203,365 of profit by year 30, before investment growth	$369,068
What you'd walk away with	$1,019,331
If you put the same money in stocks
Cash to close ($65,550) invested at 7%	$498,983
Monthly shortfalls ($4,526 total by yr 30) investedThe money you'd have put into the building while it lost money	$30,177
What you'd walk away with	$529,160
Building minus stocks	$490,171

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$691,770
Minus 6% selling cost	−$41,506
Minus loan still owedTenants' rent paid down all $228,000 of principal by year 30	$0
Plus rental profits, invested at 7%$96,761 of profit by year 30, before investment growth	$146,297
What you'd walk away with	$796,560
If you put the same money in stocks
Cash to close ($65,550) invested at 7%	$498,983
Monthly shortfalls ($28,329 total by yr 30) investedThe money you'd have put into the building while it lost money	$162,713
What you'd walk away with	$661,697
Building minus stocks	$134,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$220,175 of profit by year 30, before investment growth	$414,118
What you'd walk away with	$1,041,566
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($2,176 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,897
What you'd walk away with	$496,372
Building minus stocks	$545,194

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$109,099 of profit by year 30, before investment growth	$170,904
What you'd walk away with	$798,351
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($21,506 total by yr 30) investedThe money you'd have put into the building while it lost money	$126,989
What you'd walk away with	$608,464
Building minus stocks	$189,887

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$691,770
Minus 6% selling cost	−$41,506
Minus loan still owedTenants' rent paid down all $213,750 of principal by year 30	$0
Plus rental profits, invested at 7%$233,878 of profit by year 30, before investment growth	$452,716
What you'd walk away with	$1,102,980
If you put the same money in stocks
Cash to close ($79,800) invested at 7%	$607,458
Monthly shortfalls ($909 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,361
What you'd walk away with	$613,819
Building minus stocks	$489,161

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$691,770
Minus 6% selling cost	−$41,506
Minus loan still owedTenants' rent paid down all $213,750 of principal by year 30	$0
Plus rental profits, invested at 7%$119,320 of profit by year 30, before investment growth	$192,292
What you'd walk away with	$842,556
If you put the same money in stocks
Cash to close ($79,800) invested at 7%	$607,458
Monthly shortfalls ($16,757 total by yr 30) investedThe money you'd have put into the building while it lost money	$101,243
What you'd walk away with	$708,701
Building minus stocks	$133,855

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$251,012 of profit by year 30, before investment growth	$503,486
What you'd walk away with	$1,130,934
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($80 total by yr 30) investedThe money you'd have put into the building while it lost money	$571
What you'd walk away with	$586,714
Building minus stocks	$544,220

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$132,284 of profit by year 30, before investment growth	$220,772
What you'd walk away with	$848,220
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($11,759 total by yr 30) investedThe money you'd have put into the building while it lost money	$73,163
What you'd walk away with	$659,307
Building minus stocks	$188,913

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

No red flags in the available data. That isn't the same as none.

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 Public recordHennepin County record, current payable year (non-homestead)	$3,215
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,587
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	8% / 9%

County record Public record

Recorded as	duplex
Living units	2
Year built	1900
Market value (2026)	$169,300
Property tax	$3,215
Special assessments	none
Homestead	no
Last sale	2022-09-01 · $150,000

Source: Hennepin County parcel records.

City rental license

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

Nearest highway

None, about 527 m away.

Crime in Near - North

497 incidents in the last 12 months (73 per 1,000 residents), +19% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-08New at $285,000