Marcy Holmes

Neighborhood profile

Listings we track

9

Median price per unit

$300K

Typical cash flow

−$1,295

median per month, 20% down

Crime, last 12 months

57 per 1,000

866 incidents · +35% vs. prior year

Renter households

90%

Median gross rent

$1,288

all unit sizes

Median household income

$48K

Rent rules

No cap

Rents can reset to market at renewal

Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities). Per-resident rates use 2020 Census population. Census figures: ACS 2020–2024 5-year, combining 4 tract(s) centered in this neighborhood; medians are household-weighted averages of tract medians.

Map

Top picks

Ranked on real rent estimates (nearby comparable rentals or our own research). Listings with a serious red flag are under Proceed with caution instead, however good the numbers look.

None yet with verified rents. Every listing here is ranked on rough rent estimates for now (tagged “rough” below); those are places with too few rentals nearby to compare.

Ways to slice it

Needs more info

Left out of the rankings until a data problem is resolved.

All listings

9 listings. Filter by price or units, or switch the down payment.

1. 808 9th Ave SE

   $397,500 · 2 units
   Overpriced
   Cash flow −$587/mo Cap 4.6% Break-even price $287K Yr 30 vs stocks 1.11× Positive in yr 14

   Likely solid student rental income, but at $397,500 it loses money at 20% down and needs a price near $287K to break even.

   Price is far above what the numbers support. Break-even is about $80K under ask.

2. 904 9th Ave SE

   $384,900 · 2 units
   Overpriced
   Cash flow −$609/mo Cap 4.5% Break-even price $270K Yr 30 vs stocks 1.03× Positive in yr 15

   Clean, newer-ish duplex in a good student location, but about $115K too expensive for the rents it likely supports.

   Priced about $100K above our break-even; negative cash flow at the ask

3. 812 7th St SE

   $700,000 · 2 units
   Overpriced
   Cash flow −$964/mo Cap 4.7% Break-even price $519K Yr 30 vs stocks 1.20× Positive in yr 13

   A well-located, freshly updated student duplex, but $700K is about $181K more than the rents support, so it only works after a big price cut.

   Seven bedrooms and only 2 baths in one unit is a lot of occupants per bath. Check the bedrooms are legal, with egress and closets.

4. 505 8th Ave SE

   $475,000 · 3 units
   Far off
   Cash flow −$1,423/mo Cap 2.8% Break-even price $208K Yr 30 vs stocks 0.52× Positive in 30+ yrs

   Charming, well-metered triplex, but $475K is about $267K above where the numbers break even, so it needs a big price cut or much higher rents than we estimate.

   Listing gives no rents, lease terms or unit mix, so income can't be checked

5. 810 6th St SE

   $949,900 · 3 units
   Far off
   Cash flow −$2,202/mo Cap 3.6% Break-even price $536K Yr 30 vs stocks 0.70× Positive in yr 23

   Promoted as turnkey, but with no rents given and a loss of about $2,200 a month at asking, it only works at a much lower price.

   Income figure is a potential, not actual, and covers both buildings combined

6. 806 6th St SE

   $599,900 · 2 units
   Far off
   Cash flow −$1,295/mo Cap 3.8% Break-even price $357K Yr 30 vs stocks 0.75× Positive in yr 22

   Fresh interiors, but at ask it loses about $1,295 a month and the listing shows no actual rents, so only worth pursuing at a far lower price.

   Bundled sale with 810 6th St SE; price and terms unclear versus the $599,900 list price

7. 416 8th Ave SE

   $599,000 · 3 units
   Overpriced
   Cash flow −$1,196/mo Cap 4.0% Break-even price $374K Yr 30 vs stocks 0.81× Positive in yr 20

   Priced about $225K above where our numbers break even, with a muddled unit count and no rent data, so skip it unless the price drops hard.

   Listing says duplex, but county and city records show a licensed triplex. Confirm the legal unit count and layout.

8. 1316 7th St SE

   $1,600,000 · 3 units
   Far off
   Cash flow −$5,167/mo Cap 2.5% Break-even price $629K Yr 30 vs stocks 0.49× Positive in 30+ yrs

   A 12-room Dinkytown student rooming house priced at more than double its county value; it loses about $5K a month at ask and only works at a steep discount.

   Asking price is far above value and above what rents support

9. 1129 8th St SE

   $1,725,000 · 3 units
   Far off
   Cash flow −$5,952/mo Cap 2.2% Break-even price $607K Yr 30 vs stocks 0.46× Positive in 30+ yrs

   Newly built-out student triplex in a great location, but at $1.725M it is nowhere near cash flowing, and the unit count and bedroom claims need proof.

   Needs more info: The city's rental license covers 2 unit(s); this analysis counts 3.

Monthly cash flow

What's changing

Nothing curated for this neighborhood yet.