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Minneapolis › Willard - Hay

Willard - Hay

Minneapolis neighborhood. Every 2–4 unit listing here, run through the same numbers at 20% down and 7%.

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Neighborhood profile

Listings we track
4
Median price per unit
$144K
Typical cash flow
$189
median per month, 20% down
Crime, last 12 months
48 per 1,000
426 incidents · +12% vs. prior year
Renter households
41%
Median gross rent
$1,337
all unit sizes
Median household income
$61K
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.

Duplex
+$974/mo cash flow
Cash flows · cap 10.7% · 20% down
$269,900
2 units6 bd2 ba2,288 sqft
1411 Upton Ave N, Minneapolis
Willard - Hay
Rents: 7 rentals within 1.5 mi
Duplex
+$323/mo cash flow
Cash flows · cap 7.4% · 20% down
$365,000
2 units7 bd2 ba2,746 sqft
918 Queen Ave N, Minneapolis
Willard - Hay
Rents: RentCast comps

Ways to slice it

Best cash flow now

Monthly cash flow at 20% down.

  1. 1411 Upton Ave N $974/mo
  2. 918 Queen Ave N $323/mo
  3. 1318 Thomas Ave N serious flag $55/mo

Best long-term

Year-30 wealth vs. the same money in stocks.

  1. 1411 Upton Ave N 5.69× stocks
  2. 918 Queen Ave N 3.23× stocks
  3. 1318 Thomas Ave N serious flag 2.60× stocks

Value-add

Under-rented, needs work, or room to negotiate.

  1. 1411 Upton Ave N Long time on market: room to negotiate.
  2. 918 Queen Ave N Long time on market: room to negotiate.
  3. 1318 Thomas Ave N serious flag The seller bought for $70,875 in Jul 2008, so they can take a lower offer and still come out well ahead.

Proceed with caution

Decent numbers, serious flags.

Nothing here right now.

Needs more info

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

  1. 1332 Logan Ave N The city's rental license covers 1 unit(s); this analysis counts 2.

All listings

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

  1. 1411 Upton Ave N

    $269,900 · 2 units
    Cash flows
    Cash flow $974/mo Cap 10.7% Break-even price $453K Yr 30 vs stocks 5.69× Positive in yr 1

    Numbers look strong on paper, but with no stated rents and 311 days on market, verify the lower rent and the building's condition before getting excited.

  2. 918 Queen Ave N

    $365,000 · 2 units
    Cash flows
    Cash flow $323/mo Cap 7.4% Break-even price $426K Yr 30 vs stocks 3.23× Positive in yr 1

    A vacant, dated North Minneapolis duplex that makes money at $365K on estimated rents, so it works if the rents and the condition hold up.

  3. 1318 Thomas Ave N

    $284,900 · 2 units
    Cash flows
    Cash flow $55/mo Cap 6.6% Break-even price $295K Yr 30 vs stocks 2.60× Positive in yr 1

    Cheap-looking old-seller duplex that barely cash flows at $284,900; it pencils below about $295K, and the rent roll decides it.

    Priced about $48K above our break-even price, with negative cash flow at 20% down.

  4. 1332 Logan Ave N

    $290,000 · 2 units
    Close
    Cash flow −$4/mo Cap 6.4% Break-even price $289K Yr 30 vs stocks 2.46× Positive in yr 2

    Break-even at asking with cosmetic updates and an unclear license, so only worth pursuing at a clearly lower price.

    Needs more info: The city's rental license covers 1 unit(s); this analysis counts 2.

Monthly cash flow

−$500$0$500$1,000break-even1411 Upton Ave N$974918 Queen Ave N$3231318 Thomas Ave N$55

What's changing

Nothing curated for this neighborhood yet.