918 Queen Ave N

Minneapolis, MN · Willard - Hay · Listing office ↗ · Find the listing ↗

Asking price: $365,000
Monthly cash flow: −$211
Estimated rent: $3,600/mo
Break-even price: $325,424

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

4 bed / 1 bath (est.)$1,950 $1,650–$2,250
3 bed / 1 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: $365,000
Monthly cash flow: −$211
Cash to close: $83,950
Cap rate: 5.7%
Cash-on-cash: −3.0%
DSCR: 0.89×
GRM: 8.4
Price per unit: $182,500
Price that breaks even: $325,424
Rent that breaks even: $3,870/mo
Cash flow turns positive: year 6
Year 30: property vs stocks: $1.27M vs $685K

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Estimate	−$639
Insurance Estimate	−$207
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (8% of rent)	−$288
Net operating income	$1,732
Mortgage (principal + interest)	−$1,943
Cash flow	−$211
Principal paid down (equity, not cash)	$247

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 $1.27M, stocks $685K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $328,500 of principal by year 30	$0
Plus rental profits, invested at 7%$177,376 of profit by year 30, before investment growth	$283,355
What you'd walk away with	$1,116,149
If you put the same money in stocks
Cash to close ($47,450) invested at 7%	$361,202
Monthly shortfalls ($37,443 total by yr 30) investedThe money you'd have put into the building while it lost money	$229,128
What you'd walk away with	$590,330
Building minus stocks	$525,819

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $328,500 of principal by year 30	$0
Plus rental profits, invested at 7%$61,169 of profit by year 30, before investment growth	$80,250
What you'd walk away with	$913,044
If you put the same money in stocks
Cash to close ($47,450) invested at 7%	$361,202
Monthly shortfalls ($95,111 total by yr 30) investedThe money you'd have put into the building while it lost money	$499,765
What you'd walk away with	$860,967
Building minus stocks	$52,077

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $319,500 of principal by year 30	$0
Plus rental profits, invested at 7%$192,640 of profit by year 30, before investment growth	$316,319
What you'd walk away with	$1,126,296
If you put the same money in stocks
Cash to close ($46,150) invested at 7%	$351,306
Monthly shortfalls ($30,881 total by yr 30) investedThe money you'd have put into the building while it lost money	$192,478
What you'd walk away with	$543,784
Building minus stocks	$582,512

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $319,500 of principal by year 30	$0
Plus rental profits, invested at 7%$70,821 of profit by year 30, before investment growth	$95,472
What you'd walk away with	$905,449
If you put the same money in stocks
Cash to close ($46,150) invested at 7%	$351,306
Monthly shortfalls ($82,937 total by yr 30) investedThe money you'd have put into the building while it lost money	$445,374
What you'd walk away with	$796,680
Building minus stocks	$108,769

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $292,000 of principal by year 30	$0
Plus rental profits, invested at 7%$244,111 of profit by year 30, before investment growth	$438,546
What you'd walk away with	$1,271,340
If you put the same money in stocks
Cash to close ($83,950) invested at 7%	$639,049
Monthly shortfalls ($6,902 total by yr 30) investedThe money you'd have put into the building while it lost money	$45,531
What you'd walk away with	$684,580
Building minus stocks	$586,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $292,000 of principal by year 30	$0
Plus rental profits, invested at 7%$105,267 of profit by year 30, before investment growth	$155,000
What you'd walk away with	$987,794
If you put the same money in stocks
Cash to close ($83,950) invested at 7%	$639,049
Monthly shortfalls ($41,933 total by yr 30) investedThe money you'd have put into the building while it lost money	$235,728
What you'd walk away with	$874,777
Building minus stocks	$113,017

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $284,000 of principal by year 30	$0
Plus rental profits, invested at 7%$260,514 of profit by year 30, before investment growth	$481,305
What you'd walk away with	$1,291,283
If you put the same money in stocks
Cash to close ($81,650) invested at 7%	$621,541
Monthly shortfalls ($4,144 total by yr 30) investedThe money you'd have put into the building while it lost money	$27,960
What you'd walk away with	$649,500
Building minus stocks	$641,783

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $284,000 of principal by year 30	$0
Plus rental profits, invested at 7%$116,824 of profit by year 30, before investment growth	$176,919
What you'd walk away with	$986,896
If you put the same money in stocks
Cash to close ($81,650) invested at 7%	$621,541
Monthly shortfalls ($34,329 total by yr 30) investedThe money you'd have put into the building while it lost money	$197,316
What you'd walk away with	$818,856
Building minus stocks	$168,040

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $273,750 of principal by year 30	$0
Plus rental profits, invested at 7%$282,502 of profit by year 30, before investment growth	$541,664
What you'd walk away with	$1,374,458
If you put the same money in stocks
Cash to close ($102,200) invested at 7%	$777,972
Monthly shortfalls ($1,582 total by yr 30) investedThe money you'd have put into the building while it lost money	$11,019
What you'd walk away with	$788,992
Building minus stocks	$585,466

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $273,750 of principal by year 30	$0
Plus rental profits, invested at 7%$132,677 of profit by year 30, before investment growth	$208,609
What you'd walk away with	$1,041,403
If you put the same money in stocks
Cash to close ($102,200) invested at 7%	$777,972
Monthly shortfalls ($25,632 total by yr 30) investedThe money you'd have put into the building while it lost money	$151,707
What you'd walk away with	$929,679
Building minus stocks	$111,724

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $266,250 of principal by year 30	$0
Plus rental profits, invested at 7%$299,354 of profit by year 30, before investment growth	$590,563
What you'd walk away with	$1,400,540
If you put the same money in stocks
Cash to close ($99,400) invested at 7%	$756,658
Monthly shortfalls ($472 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,357
What you'd walk away with	$760,015
Building minus stocks	$640,525

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $266,250 of principal by year 30	$0
Plus rental profits, invested at 7%$144,996 of profit by year 30, before investment growth	$234,486
What you'd walk away with	$1,044,463
If you put the same money in stocks
Cash to close ($99,400) invested at 7%	$756,658
Monthly shortfalls ($19,988 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,023
What you'd walk away with	$877,681
Building minus stocks	$166,782

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 918 QUEEN AVE N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 38 days on market, 2 price cuts

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.	$7,665
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,486
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	1926
Market value (2026)	$408,000
Property tax	$6,178
Special assessments	none
Homestead	no
Last sale	2022-05-01 · $345,000

Source: Hennepin County parcel records.

City rental license

No record in Minneapolis Active Rental Licenses.

Nearest highway

I 94, about 1607 m away.

Crime in Willard - Hay

428 incidents in the last 12 months (48 per 1,000 residents), +12% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-08-25Price cut at $365,000 (was $375,000) · from listing history
2026-01-27Price cut at $375,000 (was $385,000) · from listing history
2026-08-25New at $365,000