1316 7th St SE
Triplex · 3 units: 4 bed / 1 bath, 5 bed / 1 bath and 3 bed / 1 bath · 4,224 sq ft
Minneapolis, MN · Marcy Holmes · View the listing ↗
Photos courtesy of Edina Realty, Inc., via Realtor.com.
- Asking price
- $1,600,000 3 units · $533K per unit
- Monthly cash flow
- −$5,167 at 20% down, 7%
- Estimated rent
- $6,725/mo low confidence
- Break-even price
- $629,149 where cash flow hits $0
First look
This is a 12-room student rooming house in Dinkytown, not a normal triplex, and the $1.6M ask makes no sense against the numbers. Our model shows about -$5,205 a month and a 2.5% cap rate, with break-even near $622K. The county values it at $697K and the seller paid $720K in 2008, so the ask is more than double either figure. Room rents of $640-750 across 12 rooms could gross roughly $100K a year, but the description gives no rent roll, vacancy or expenses. Get the rent roll, trailing-12, the lodging license and the rental license status before spending time on a showing. It's only worth a look if the price comes down to a fraction of the ask.
Things to consider
- Price is far out of line with the numbers At ask the model shows about -$5,205 a month and a 2.5% cap rate. Break-even is roughly $622K.
- Rooming house operation needs verified licensing No rental license is on file and the lodging license is only claimed in the listing. Loss of a license could end the income.Listing says: “Property has lodging license.”
- Owner-paid utilities on a flat fee A $100 flat fee per resident may not cover heat, water and electric for a 4,200 sq ft building with hot water heat. Winter bills could erode income.Listing says: “Residents pay flat fee for utilities $100 monthly”
- Income is unproven No rent roll or occupancy is given. Room rents of $640-750 only work if nearly all rooms stay full year-round.Listing says: “Rented as room for rent property. (Range $640-750).”
- Assessments and tax load Taxes of about $13,237 plus $5,144 in assessments add heavy fixed cost against a roughly $697K county value.
- Seller has room to come down Bought at $720K in 2008 and on the market 222 days, so a much lower offer could still be a gain for them.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- doneNew roof, windows, siding and interior updatingListing says: Renovated 2022 (new roof, windows, siding & interior updating)
AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.
The numbers
Edit rents, costs and assumptions
Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).
The deal
- Price
- $1,600,000
- Cash to close
- $208,000
- Price per unit
- $533,333
- GRM
- 19.8
Each month
- Cash flow
- −$7,132/mo
- Cash-on-cash
- −41.1%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $511,219
- Rent that breaks even
- $16,109/mo
Long run
- Year 30: property vs stocks
- $3.65M vs $7.68M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,600,000
- Cash to close
- $208,000
- Price per unit
- $533,333
- GRM
- 19.8
Each month
- Cash flow
- −$7,701/mo
- Cash-on-cash
- −44.4%
- Cap rate
- 2.1%
- DSCR
- 0.27×
Break-even
- Price that breaks even
- $424,361
- Rent that breaks even
- $18,127/mo
Long run
- Year 30: property vs stocks
- $3.65M vs $8.56M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,590,000
- Cash to close
- $206,700
- Price per unit
- $530,000
- GRM
- 19.7
Each month
- Cash flow
- −$7,066/mo
- Cash-on-cash
- −41.0%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $511,219
- Rent that breaks even
- $16,023/mo
Long run
- Year 30: property vs stocks
- $3.63M vs $7.60M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,590,000
- Cash to close
- $206,700
- Price per unit
- $530,000
- GRM
- 19.7
Each month
- Cash flow
- −$7,635/mo
- Cash-on-cash
- −44.3%
- Cap rate
- 2.1%
- DSCR
- 0.27×
Break-even
- Price that breaks even
- $424,361
- Rent that breaks even
- $18,030/mo
Long run
- Year 30: property vs stocks
- $3.63M vs $8.48M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,600,000
- Cash to close
- $368,000
- Price per unit
- $533,333
- GRM
- 19.8
Each month
- Cash flow
- −$5,167/mo
- Cash-on-cash
- −16.8%
- Cap rate
- 2.5%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $629,149
- Rent that breaks even
- $13,524/mo
Long run
- Year 30: property vs stocks
- $3.65M vs $7.41M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,600,000
- Cash to close
- $368,000
- Price per unit
- $533,333
- GRM
- 19.8
Each month
- Cash flow
- −$5,736/mo
- Cash-on-cash
- −18.7%
- Cap rate
- 2.1%
- DSCR
- 0.33×
Break-even
- Price that breaks even
- $522,255
- Rent that breaks even
- $15,218/mo
Long run
- Year 30: property vs stocks
- $3.65M vs $8.29M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,590,000
- Cash to close
- $365,700
- Price per unit
- $530,000
- GRM
- 19.7
Each month
- Cash flow
- −$5,114/mo
- Cash-on-cash
- −16.8%
- Cap rate
- 2.5%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $629,149
- Rent that breaks even
- $13,454/mo
Long run
- Year 30: property vs stocks
- $3.63M vs $7.33M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,590,000
- Cash to close
- $365,700
- Price per unit
- $530,000
- GRM
- 19.7
Each month
- Cash flow
- −$5,683/mo
- Cash-on-cash
- −18.6%
- Cap rate
- 2.1%
- DSCR
- 0.33×
Break-even
- Price that breaks even
- $522,255
- Rent that breaks even
- $15,139/mo
Long run
- Year 30: property vs stocks
- $3.63M vs $8.22M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,600,000
- Cash to close
- $448,000
- Price per unit
- $533,333
- GRM
- 19.8
Each month
- Cash flow
- −$4,635/mo
- Cash-on-cash
- −12.4%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $671,092
- Rent that breaks even
- $12,824/mo
Long run
- Year 30: property vs stocks
- $3.65M vs $7.41M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,600,000
- Cash to close
- $448,000
- Price per unit
- $533,333
- GRM
- 19.8
Each month
- Cash flow
- −$5,204/mo
- Cash-on-cash
- −13.9%
- Cap rate
- 2.1%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $557,072
- Rent that breaks even
- $14,430/mo
Long run
- Year 30: property vs stocks
- $3.65M vs $8.30M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,590,000
- Cash to close
- $445,200
- Price per unit
- $530,000
- GRM
- 19.7
Each month
- Cash flow
- −$4,585/mo
- Cash-on-cash
- −12.4%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $671,092
- Rent that breaks even
- $12,758/mo
Long run
- Year 30: property vs stocks
- $3.63M vs $7.34M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $1,590,000
- Cash to close
- $445,200
- Price per unit
- $530,000
- GRM
- 19.7
Each month
- Cash flow
- −$5,154/mo
- Cash-on-cash
- −13.9%
- Cap rate
- 2.1%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $557,072
- Rent that breaks even
- $14,356/mo
Long run
- Year 30: property vs stocks
- $3.63M vs $8.22M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Net operating income | $3,349 |
| Mortgage (principal + interest) | −$9,580 |
| PMI | −$900 |
| Cash flow | −$7,132 |
| Principal paid down (equity, not cash) | $1,219 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Property management | −$569 |
| Net operating income | $2,780 |
| Mortgage (principal + interest) | −$9,580 |
| PMI | −$900 |
| Cash flow | −$7,701 |
| Principal paid down (equity, not cash) | $1,219 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Net operating income | $3,349 |
| Mortgage (principal + interest) | −$9,520 |
| PMI | −$894 |
| Cash flow | −$7,066 |
| Principal paid down (equity, not cash) | $1,211 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Property management | −$569 |
| Net operating income | $2,780 |
| Mortgage (principal + interest) | −$9,520 |
| PMI | −$894 |
| Cash flow | −$7,635 |
| Principal paid down (equity, not cash) | $1,211 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Net operating income | $3,349 |
| Mortgage (principal + interest) | −$8,516 |
| Cash flow | −$5,167 |
| Principal paid down (equity, not cash) | $1,084 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Property management | −$569 |
| Net operating income | $2,780 |
| Mortgage (principal + interest) | −$8,516 |
| Cash flow | −$5,736 |
| Principal paid down (equity, not cash) | $1,084 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Net operating income | $3,349 |
| Mortgage (principal + interest) | −$8,463 |
| Cash flow | −$5,114 |
| Principal paid down (equity, not cash) | $1,077 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Property management | −$569 |
| Net operating income | $2,780 |
| Mortgage (principal + interest) | −$8,463 |
| Cash flow | −$5,683 |
| Principal paid down (equity, not cash) | $1,077 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Net operating income | $3,349 |
| Mortgage (principal + interest) | −$7,984 |
| Cash flow | −$4,635 |
| Principal paid down (equity, not cash) | $1,016 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Property management | −$569 |
| Net operating income | $2,780 |
| Mortgage (principal + interest) | −$7,984 |
| Cash flow | −$5,204 |
| Principal paid down (equity, not cash) | $1,016 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Net operating income | $3,349 |
| Mortgage (principal + interest) | −$7,934 |
| Cash flow | −$4,585 |
| Principal paid down (equity, not cash) | $1,009 |
| Rent | $6,725 |
| Vacancy (6%) | −$404 |
| Collected | $6,322 |
| Property tax Public record | −$1,103 |
| Insurance Estimate | −$344 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$605 |
| Capital reserve (9% of rent) | −$605 |
| Property management | −$569 |
| Net operating income | $2,780 |
| Mortgage (principal + interest) | −$7,934 |
| Cash flow | −$5,154 |
| Principal paid down (equity, not cash) | $1,009 |
Cash flow each year
Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.
30 years
How those totals add up
- Your equity when you sell
- $3,650,603
- Rental profits, invested at 7%
- $0
Sells for $3,883,620 (value up 3% a year), minus 6% selling cost ($233,017). Rent paid down $1,440,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,583,349
- Monthly shortfalls, invested
- $6,091,652
$208,000 put into an index fund instead of the down payment and closing costs.
$1,665,994 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,024,398 ahead after 30 years.
- Your equity when you sell
- $3,650,603
- Rental profits, invested at 7%
- $0
Sells for $3,883,620 (value up 3% a year), minus 6% selling cost ($233,017). Rent paid down $1,440,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,583,349
- Monthly shortfalls, invested
- $6,976,629
$208,000 put into an index fund instead of the down payment and closing costs.
$1,990,801 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,909,375 ahead after 30 years.
- Your equity when you sell
- $3,627,786
- Rental profits, invested at 7%
- $0
Sells for $3,859,347 (value up 3% a year), minus 6% selling cost ($231,561). Rent paid down $1,431,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,573,453
- Monthly shortfalls, invested
- $6,022,039
$206,700 put into an index fund instead of the down payment and closing costs.
$1,644,168 you'd have paid in while the building lost money, invested instead.
Stocks come out $3,967,706 ahead after 30 years.
- Your equity when you sell
- $3,627,786
- Rental profits, invested at 7%
- $0
Sells for $3,859,347 (value up 3% a year), minus 6% selling cost ($231,561). Rent paid down $1,431,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,573,453
- Monthly shortfalls, invested
- $6,907,016
$206,700 put into an index fund instead of the down payment and closing costs.
$1,968,976 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,852,683 ahead after 30 years.
- Your equity when you sell
- $3,650,603
- Rental profits, invested at 7%
- $0
Sells for $3,883,620 (value up 3% a year), minus 6% selling cost ($233,017). Rent paid down $1,280,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,801,310
- Monthly shortfalls, invested
- $4,606,558
$368,000 put into an index fund instead of the down payment and closing costs.
$1,239,579 you'd have paid in while the building lost money, invested instead.
Stocks come out $3,757,264 ahead after 30 years.
- Your equity when you sell
- $3,650,603
- Rental profits, invested at 7%
- $0
Sells for $3,883,620 (value up 3% a year), minus 6% selling cost ($233,017). Rent paid down $1,280,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,801,310
- Monthly shortfalls, invested
- $5,491,535
$368,000 put into an index fund instead of the down payment and closing costs.
$1,564,387 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,642,242 ahead after 30 years.
- Your equity when you sell
- $3,627,786
- Rental profits, invested at 7%
- $0
Sells for $3,859,347 (value up 3% a year), minus 6% selling cost ($231,561). Rent paid down $1,272,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,783,802
- Monthly shortfalls, invested
- $4,546,226
$365,700 put into an index fund instead of the down payment and closing costs.
$1,220,419 you'd have paid in while the building lost money, invested instead.
Stocks come out $3,702,242 ahead after 30 years.
- Your equity when you sell
- $3,627,786
- Rental profits, invested at 7%
- $0
Sells for $3,859,347 (value up 3% a year), minus 6% selling cost ($231,561). Rent paid down $1,272,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,783,802
- Monthly shortfalls, invested
- $5,431,203
$365,700 put into an index fund instead of the down payment and closing costs.
$1,545,226 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,587,219 ahead after 30 years.
- Your equity when you sell
- $3,650,603
- Rental profits, invested at 7%
- $0
Sells for $3,883,620 (value up 3% a year), minus 6% selling cost ($233,017). Rent paid down $1,200,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $3,410,290
- Monthly shortfalls, invested
- $4,003,246
$448,000 put into an index fund instead of the down payment and closing costs.
$1,047,972 you'd have paid in while the building lost money, invested instead.
Stocks come out $3,762,933 ahead after 30 years.
- Your equity when you sell
- $3,650,603
- Rental profits, invested at 7%
- $0
Sells for $3,883,620 (value up 3% a year), minus 6% selling cost ($233,017). Rent paid down $1,200,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $3,410,290
- Monthly shortfalls, invested
- $4,888,223
$448,000 put into an index fund instead of the down payment and closing costs.
$1,372,780 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,647,910 ahead after 30 years.
- Your equity when you sell
- $3,627,786
- Rental profits, invested at 7%
- $0
Sells for $3,859,347 (value up 3% a year), minus 6% selling cost ($231,561). Rent paid down $1,192,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $3,388,976
- Monthly shortfalls, invested
- $3,946,685
$445,200 put into an index fund instead of the down payment and closing costs.
$1,030,009 you'd have paid in while the building lost money, invested instead.
Stocks come out $3,707,875 ahead after 30 years.
- Your equity when you sell
- $3,627,786
- Rental profits, invested at 7%
- $0
Sells for $3,859,347 (value up 3% a year), minus 6% selling cost ($231,561). Rent paid down $1,192,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $3,388,976
- Monthly shortfalls, invested
- $4,831,662
$445,200 put into an index fund instead of the down payment and closing costs.
$1,354,817 you'd have paid in while the building lost money, invested instead.
Stocks come out $4,592,852 ahead after 30 years.
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.
30 years: this property vs. the same money in stocks
Year 30 (loan paid off): property $3.65M, stocks $7.68M. Stocks win.
Year 30 (loan paid off): property $3.65M, stocks $8.56M. Stocks win.
Year 30 (loan paid off): property $3.63M, stocks $7.60M. Stocks win.
Year 30 (loan paid off): property $3.63M, stocks $8.48M. Stocks win.
Year 30 (loan paid off): property $3.65M, stocks $7.41M. Stocks win.
Year 30 (loan paid off): property $3.65M, stocks $8.29M. Stocks win.
Year 30 (loan paid off): property $3.63M, stocks $7.33M. Stocks win.
Year 30 (loan paid off): property $3.63M, stocks $8.22M. Stocks win.
Year 30 (loan paid off): property $3.65M, stocks $7.41M. Stocks win.
Year 30 (loan paid off): property $3.65M, stocks $8.30M. Stocks win.
Year 30 (loan paid off): property $3.63M, stocks $7.34M. Stocks win.
Year 30 (loan paid off): property $3.63M, stocks $8.22M. Stocks win.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.
4 bed / 1 bath estimate $1,900/mo · range $1,700–$2,125
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 513 8th Ave SE, Minneapolis 55414 | $2,000 | 4 / 1 | 0.5 mi | 93% |
| 1078 11th Ave SE, Minneapolis 55414 off market | $1,800 | 4 / 2 | 0.5 mi | 89% |
| 1221-23 8th St SE, Minneapolis 55414 | $2,300 | 4 / 2 | 0.1 mi | 89% |
| 958 15th Ave SE, Minneapolis 55414 | $2,100 | 4 / 2 | 0.3 mi | 89% |
| 812 4th St SE, Minneapolis 55414 | $2,000 | 4 / 2 | 0.5 mi | 89% |
| 1700 Como Ave SE, Apt 1, Minneapolis 55414 off market | $2,095 | 4 / 1 | 0.4 mi | 86% |
| 1103 5th St SE, Minneapolis 55414 | $1,800 | 4 / 2 | 0.2 mi | 86% |
| 1107 4th St SE, Minneapolis 55414 | $1,600 | 3 / 1 | 0.3 mi | 84% |
| 806-08 5th St SE, Minneapolis 55414 | $1,750 | 3 / 1 | 0.4 mi | 84% |
| 1062 11th Ave SE, Minneapolis 55414 | $1,600 | 3 / 1 | 0.4 mi | 84% |
5 bed / 1 bath estimate $3,125/mo · range $2,525–$3,125
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1231 8th St SE, Minneapolis 55414 | $2,500 | 5 / 2 | 0.1 mi | 89% |
| 620 11th Ave SE, Minneapolis 55414 | $3,200 | 5 / 2 | 0.2 mi | 89% |
| 628-30 11th Ave SE, Minneapolis 55414 | $3,250 | 5 / 2 | 0.2 mi | 89% |
| 825-27 15th Ave SE, Minneapolis 55414 | $2,400 | 5 / 2 | 0.2 mi | 89% |
| 928-30 15th Ave SE, Minneapolis 55414 | $2,750 | 5 / 2 | 0.3 mi | 89% |
| 1022 15th Ave SE, Minneapolis 55414 | $2,100 | 5 / 2 | 0.4 mi | 89% |
| 806 4th St SE, Minneapolis 55414 | $2,200 | 5 / 2 | 0.5 mi | 89% |
| 1709 Rollins Ave SE, Minneapolis 55414 | $3,895 | 5 / 2 | 0.3 mi | 86% |
| 722 12th Ave SE, Minneapolis 55414 | $4,200 | 5 / 2 | 0.1 mi | 85% |
| 607 12th Ave SE, Minneapolis 55414 | $4,500 | 5 / 2 | 0.1 mi | 85% |
3 bed / 1 bath estimate $1,700/mo · range $1,400–$2,000
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1107 4th St SE, Minneapolis 55414 | $1,600 | 3 / 1 | 0.3 mi | 94% |
| 806-08 5th St SE, Minneapolis 55414 | $1,750 | 3 / 1 | 0.4 mi | 93% |
| 1062 11th Ave SE, Minneapolis 55414 | $1,600 | 3 / 1 | 0.4 mi | 93% |
| 1309 7th St SE, Minneapolis 55414 | $1,800 | 3 / 2 | 0.0 mi | 89% |
| 617 10th Ave SE, Unit 301, Minneapolis 55414 off market | $1,500 | 3 / 2 | 0.3 mi | 89% |
| 617 10th Ave SE, Unit 303, Minneapolis 55414 off market | $2,300 | 3 / 2 | 0.3 mi | 89% |
| 417 11th Ave SE, Minneapolis 55414 | $1,250 | 3 / 1 | 0.3 mi | 89% |
| 814 13th Ave SE, Minneapolis 55414 off market | $1,450 | 2 / 1 | 0.1 mi | 84% |
| 411 12th Ave SE, Minneapolis 55414 | $2,195 | 3 / 1 | 0.2 mi | 84% |
| 1004 7th St SE, Minneapolis 55414 | $1,600 | 2 / 1 | 0.3 mi | 84% |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highAsking price is far above value and above what rents support Based on: data: underwriting.break_even_price · AI review
- highRented by the room with a lodging license; this is a different business from a 3-unit rental, with its own licensing and inspections Listing says: Rented as room for rent property. (Range $640-750). Property has lodging license. · AI review
- 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 1316 7TH ST S E
- medium$5,144 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 2402924420092: special assessments (current) = $5,143.88
- mediumAsking is $970,851 above the price where cash flow breaks even ($629,149) at the default scenario. Based on: Derived: price $1,600,000 vs. break-even $629,149
- mediumStudent demand is seasonal, and turnover and vacancy risk are high with 12 individual leases Listing says: Offers a great option for student housing. · AI review
- mediumOwner covers utilities and residents pay only a flat fee, so heat and water cost swings hit the owner Listing says: Residents pay flat fee for utilities $100 monthly · AI review
- mediumStone basement walls show flaking and peeling, which may mean moisture Based on: photo 9 · AI review
- mediumUnit count is unclear: 12 rooms on three floors but only 2 kitchens Listing says: 2 kitchens, 1st & 2nd floor. · AI review
Opportunities
- The seller bought for $720,000 in Jul 2008, so they can take a lower offer and still come out well ahead. Public record: Hennepin County parcel 2402924420092: last sale 2008-07-01, $720,000
- Long time on market: room to negotiate. Based on: Listing data: 222 days on market
- Added income from parking and the utility fee on top of room rents Listing says: $100 per month for parking on site · AI review
- Recent roof, windows and siding cut near-term capital needs Listing says: Renovated 2022 (new roof, windows, siding & interior updating) · AI review
- Seller has been in since 2008 and the listing has sat 222 days, so there is room to negotiate hard Based on: data: listing.days_on_market · AI review
- Walkable to the university, which supports steady student demand Listing says: located in the heart of Dinkytown · AI review
Questions for the agent
- Can I see the rent roll, occupancy history and trailing-12 income and expenses?
- What exactly is the lodging license, is it transferable, and when was the last inspection?
- Is the building also licensed as a rental, and is the 12-room layout legal?
- What are the $5,144 in special assessments for, and does the seller pay them at closing?
- How are the leases structured (individual or joint, term dates), and what is the current vacancy?
- How many boilers and meters are there, and what do utilities actually cost per year?
Bottom line
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. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $13,237 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,132 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $255 |
| 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 1910: +1 pt capital reserve; 12 bedrooms: +1 pt repairs for wear | 9% / 9% |
Price history Realtor.com
On the market since 2026-02-25 (222 days); last sold for $720,000 on 2008-07-25; listed for rent at $6,000/mo on 2019-06-05.
| Date | Event | Price |
|---|---|---|
| Listed | $1,600,000 | |
| Removed | — | |
| Rent changed | $6,000/mo | |
| Removed | — | |
| Rent changed | $6,500/mo | |
| Listed for rent | $6,800/mo | |
| Listed for rent | $7,300/mo | |
| Removed | — | |
| Listed for rent | $7,300/mo | |
| Rental removed | $7,300/mo | |
| Rent changed | $7,300/mo | |
| Listed for rent | $7,600/mo | |
| Rental removed | $7,600/mo | |
| Listed for rent | $7,600/mo | |
| Rental removed | $7,300/mo | |
| Listed for rent | $7,300/mo | |
| Rental removed | $7,680/mo | |
| Listed for rent | $7,680/mo | |
| Rental removed | $7,300/mo | |
| Listed for rent | $7,300/mo | |
| Sold public record | $720,000 | |
| Sold public record | $720,000 | |
| Sold public record | $550,000 |
County record Public record
| Recorded as | triplex |
| Living units | 3 |
| Year built | 1910 |
| Market value (2026) | $697,000 |
| Property tax | $13,237 |
| Special assessments | $5,144 |
| Homestead | no |
| Last sale | 2008-07-01 · $720,000 |
Source: Hennepin County parcel records.
City rental license
No record in Minneapolis Active Rental Licenses.
Nearest highway
I 35W, about 516 m away.
Crime in Marcy Holmes
866 incidents in the last 12 months (57 per 1,000 residents), +35% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).