2121 13th Ave S
5 units · 5 units: 3 bed / 1 bath ×2 and 2 bed / 1 bath ×3 unit split estimated · 5,542 sq ft
Minneapolis, MN · Ventura Village · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
Needs more info before these numbers mean much. The city's rental license covers 4 unit(s); this analysis counts 5.
- Asking price
- $634,000 5 units · $127K per unit
- Monthly cash flow
- $1,298 at 20% down, 7%
- Estimated rent
- $7,550/mo medium confidence
- Break-even price
- $877,946 where cash flow hits $0
First look
This is a Minneapolis 4-plex (county says 5 units) at $634K, and the description gives no rents, so the numbers rest on our estimates. At ask, we show about $1,298/mo cash flow and an 8.8% cap rate, helped by a very low $2,300 tax bill tied to the 4d program. That tax is the first thing to check: 4d requires rent and income restrictions, and the tax can change if the property falls out of the program or is reassessed. The siding, roof and boilers are recent, which cuts near-term capex, but the unit count conflict (4 licensed vs 5 counted) could undercut the income. Worth a showing only if the agent produces a rent roll and confirms the 4d terms and the true unit count.
Things to consider
- 4d tax savings drive the numbers The tax is only $2,300. If 4d status ends, restrictions change or reassessment hits, cash flow drops sharply.Listing says: “enrollment in the City of Minneapolis 4d Affordable Housing Incentive Program”
- No rents disclosed Our cash flow of $1,298/mo rests on estimated rents. 4d limits may cap actual rents below our estimates.
- Unit count mismatch The license covers 4 units while the county counts 5. An unlicensed unit cannot be counted as legal income.
- Price is well above the last sale It sold for $500K in 2022 and is listed at $634K. Our break-even price is $878K, so the deal has some cushion on our assumptions.
- Capex looks light New roof, siding, windows and boilers lower near-term repair costs, though interiors still need inspection.Listing says: “a new roof (2024)”
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 metal sidingListing says: new metal siding (2025)
- doneNew roofListing says: a new roof (2024)
- doneHigh efficiency boilers and water heatersListing says: newer high efficiency boilers, and water heaters
- doneNew flooring and paint in three of four unitsListing says: three of the four units recently received new flooring and paint throughout
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
- $634,000
- Cash to close
- $82,420
- Price per unit
- $126,800
- GRM
- 7.0
Each month
- Cash flow
- $520/mo
- Cash-on-cash
- 7.6%
- Cap rate
- 8.8%
- DSCR
- 1.13×
Break-even
- Price that breaks even
- $713,380
- Rent that breaks even
- $6,883/mo
Long run
- Year 30: property vs stocks
- $4.19M vs $627K
- Cash flow turns positive
- year 1
The deal
- Price
- $634,000
- Cash to close
- $82,420
- Price per unit
- $126,800
- GRM
- 7.0
Each month
- Cash flow
- −$119/mo
- Cash-on-cash
- −1.7%
- Cap rate
- 7.6%
- DSCR
- 0.97×
Break-even
- Price that breaks even
- $615,868
- Rent that breaks even
- $7,721/mo
Long run
- Year 30: property vs stocks
- $3.21M vs $638K
- Cash flow turns positive
- year 3
The deal
- Price
- $624,000
- Cash to close
- $81,120
- Price per unit
- $124,800
- GRM
- 6.9
Each month
- Cash flow
- $585/mo
- Cash-on-cash
- 8.7%
- Cap rate
- 9.0%
- DSCR
- 1.14×
Break-even
- Price that breaks even
- $713,380
- Rent that breaks even
- $6,799/mo
Long run
- Year 30: property vs stocks
- $4.24M vs $618K
- Cash flow turns positive
- year 1
The deal
- Price
- $624,000
- Cash to close
- $81,120
- Price per unit
- $124,800
- GRM
- 6.9
Each month
- Cash flow
- −$53/mo
- Cash-on-cash
- −0.8%
- Cap rate
- 7.8%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $615,868
- Rent that breaks even
- $7,627/mo
Long run
- Year 30: property vs stocks
- $3.25M vs $622K
- Cash flow turns positive
- year 2
The deal
- Price
- $634,000
- Cash to close
- $145,820
- Price per unit
- $126,800
- GRM
- 7.0
Each month
- Cash flow
- $1,298/mo
- Cash-on-cash
- 10.7%
- Cap rate
- 8.8%
- DSCR
- 1.38×
Break-even
- Price that breaks even
- $877,946
- Rent that breaks even
- $5,885/mo
Long run
- Year 30: property vs stocks
- $4.78M vs $1.11M
- Cash flow turns positive
- year 1
The deal
- Price
- $634,000
- Cash to close
- $145,820
- Price per unit
- $126,800
- GRM
- 7.0
Each month
- Cash flow
- $660/mo
- Cash-on-cash
- 5.4%
- Cap rate
- 7.6%
- DSCR
- 1.20×
Break-even
- Price that breaks even
- $757,939
- Rent that breaks even
- $6,601/mo
Long run
- Year 30: property vs stocks
- $3.78M vs $1.11M
- Cash flow turns positive
- year 1
The deal
- Price
- $624,000
- Cash to close
- $143,520
- Price per unit
- $124,800
- GRM
- 6.9
Each month
- Cash flow
- $1,352/mo
- Cash-on-cash
- 11.3%
- Cap rate
- 9.0%
- DSCR
- 1.41×
Break-even
- Price that breaks even
- $877,946
- Rent that breaks even
- $5,817/mo
Long run
- Year 30: property vs stocks
- $4.82M vs $1.09M
- Cash flow turns positive
- year 1
The deal
- Price
- $624,000
- Cash to close
- $143,520
- Price per unit
- $124,800
- GRM
- 6.9
Each month
- Cash flow
- $713/mo
- Cash-on-cash
- 6.0%
- Cap rate
- 7.8%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $757,939
- Rent that breaks even
- $6,525/mo
Long run
- Year 30: property vs stocks
- $3.82M vs $1.09M
- Cash flow turns positive
- year 1
The deal
- Price
- $634,000
- Cash to close
- $177,520
- Price per unit
- $126,800
- GRM
- 7.0
Each month
- Cash flow
- $1,509/mo
- Cash-on-cash
- 10.2%
- Cap rate
- 8.8%
- DSCR
- 1.48×
Break-even
- Price that breaks even
- $936,476
- Rent that breaks even
- $5,615/mo
Long run
- Year 30: property vs stocks
- $5.02M vs $1.35M
- Cash flow turns positive
- year 1
The deal
- Price
- $634,000
- Cash to close
- $177,520
- Price per unit
- $126,800
- GRM
- 7.0
Each month
- Cash flow
- $871/mo
- Cash-on-cash
- 5.9%
- Cap rate
- 7.6%
- DSCR
- 1.28×
Break-even
- Price that breaks even
- $808,468
- Rent that breaks even
- $6,298/mo
Long run
- Year 30: property vs stocks
- $4.02M vs $1.35M
- Cash flow turns positive
- year 1
The deal
- Price
- $624,000
- Cash to close
- $174,720
- Price per unit
- $124,800
- GRM
- 6.9
Each month
- Cash flow
- $1,559/mo
- Cash-on-cash
- 10.7%
- Cap rate
- 9.0%
- DSCR
- 1.50×
Break-even
- Price that breaks even
- $936,476
- Rent that breaks even
- $5,551/mo
Long run
- Year 30: property vs stocks
- $5.05M vs $1.33M
- Cash flow turns positive
- year 1
The deal
- Price
- $624,000
- Cash to close
- $174,720
- Price per unit
- $124,800
- GRM
- 6.9
Each month
- Cash flow
- $920/mo
- Cash-on-cash
- 6.3%
- Cap rate
- 7.8%
- DSCR
- 1.30×
Break-even
- Price that breaks even
- $808,468
- Rent that breaks even
- $6,226/mo
Long run
- Year 30: property vs stocks
- $4.06M vs $1.33M
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Net operating income | $4,673 |
| Mortgage (principal + interest) | −$3,796 |
| PMI | −$357 |
| Cash flow | $520 |
| Principal paid down (equity, not cash) | $483 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Property management | −$639 |
| Net operating income | $4,034 |
| Mortgage (principal + interest) | −$3,796 |
| PMI | −$357 |
| Cash flow | −$119 |
| Principal paid down (equity, not cash) | $483 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Net operating income | $4,673 |
| Mortgage (principal + interest) | −$3,736 |
| PMI | −$351 |
| Cash flow | $585 |
| Principal paid down (equity, not cash) | $475 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Property management | −$639 |
| Net operating income | $4,034 |
| Mortgage (principal + interest) | −$3,736 |
| PMI | −$351 |
| Cash flow | −$53 |
| Principal paid down (equity, not cash) | $475 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Net operating income | $4,673 |
| Mortgage (principal + interest) | −$3,374 |
| Cash flow | $1,298 |
| Principal paid down (equity, not cash) | $429 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Property management | −$639 |
| Net operating income | $4,034 |
| Mortgage (principal + interest) | −$3,374 |
| Cash flow | $660 |
| Principal paid down (equity, not cash) | $429 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Net operating income | $4,673 |
| Mortgage (principal + interest) | −$3,321 |
| Cash flow | $1,352 |
| Principal paid down (equity, not cash) | $423 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Property management | −$639 |
| Net operating income | $4,034 |
| Mortgage (principal + interest) | −$3,321 |
| Cash flow | $713 |
| Principal paid down (equity, not cash) | $423 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Net operating income | $4,673 |
| Mortgage (principal + interest) | −$3,164 |
| Cash flow | $1,509 |
| Principal paid down (equity, not cash) | $403 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Property management | −$639 |
| Net operating income | $4,034 |
| Mortgage (principal + interest) | −$3,164 |
| Cash flow | $871 |
| Principal paid down (equity, not cash) | $403 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Net operating income | $4,673 |
| Mortgage (principal + interest) | −$3,114 |
| Cash flow | $1,559 |
| Principal paid down (equity, not cash) | $396 |
| Rent | $7,550 |
| Vacancy (6%) | −$453 |
| Collected | $7,097 |
| Property tax Public record | −$192 |
| Insurance Estimate | −$540 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$604 |
| Capital reserve (8% of rent) | −$604 |
| Property management | −$639 |
| Net operating income | $4,034 |
| Mortgage (principal + interest) | −$3,114 |
| Cash flow | $920 |
| Principal paid down (equity, not cash) | $396 |
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
- $1,446,551
- Rental profits, invested at 7%
- $2,743,063
Sells for $1,538,884 (value up 3% a year), minus 6% selling cost ($92,333). Rent paid down $570,600 of loan.
$1,224,901 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $627,402
$82,420 put into an index fund instead of the down payment and closing costs.
The building comes out $3,562,213 ahead after 30 years.
- Your equity when you sell
- $1,446,551
- Rental profits, invested at 7%
- $1,759,966
Sells for $1,538,884 (value up 3% a year), minus 6% selling cost ($92,333). Rent paid down $570,600 of loan.
$861,718 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $627,402
- Monthly shortfalls, invested
- $10,445
$82,420 put into an index fund instead of the down payment and closing costs.
$1,471 you'd have paid in while the building lost money, invested instead.
The building comes out $2,568,670 ahead after 30 years.
- Your equity when you sell
- $1,423,735
- Rental profits, invested at 7%
- $2,812,676
Sells for $1,514,612 (value up 3% a year), minus 6% selling cost ($90,877). Rent paid down $561,600 of loan.
$1,246,727 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $617,506
$81,120 put into an index fund instead of the down payment and closing costs.
The building comes out $3,618,906 ahead after 30 years.
- Your equity when you sell
- $1,423,735
- Rental profits, invested at 7%
- $1,823,681
Sells for $1,514,612 (value up 3% a year), minus 6% selling cost ($90,877). Rent paid down $561,600 of loan.
$882,712 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $617,506
- Monthly shortfalls, invested
- $4,548
$81,120 put into an index fund instead of the down payment and closing costs.
$639 you'd have paid in while the building lost money, invested instead.
The building comes out $2,625,362 ahead after 30 years.
- Your equity when you sell
- $1,446,551
- Rental profits, invested at 7%
- $3,331,532
Sells for $1,538,884 (value up 3% a year), minus 6% selling cost ($92,333). Rent paid down $507,200 of loan.
$1,393,868 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,110,019
$145,820 put into an index fund instead of the down payment and closing costs.
The building comes out $3,668,064 ahead after 30 years.
- Your equity when you sell
- $1,446,551
- Rental profits, invested at 7%
- $2,337,989
Sells for $1,538,884 (value up 3% a year), minus 6% selling cost ($92,333). Rent paid down $507,200 of loan.
$1,029,214 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,110,019
$145,820 put into an index fund instead of the down payment and closing costs.
The building comes out $2,674,521 ahead after 30 years.
- Your equity when you sell
- $1,423,735
- Rental profits, invested at 7%
- $3,391,863
Sells for $1,514,612 (value up 3% a year), minus 6% selling cost ($90,877). Rent paid down $499,200 of loan.
$1,413,029 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,092,511
$143,520 put into an index fund instead of the down payment and closing costs.
The building comes out $3,723,087 ahead after 30 years.
- Your equity when you sell
- $1,423,735
- Rental profits, invested at 7%
- $2,398,320
Sells for $1,514,612 (value up 3% a year), minus 6% selling cost ($90,877). Rent paid down $499,200 of loan.
$1,048,374 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,092,511
$143,520 put into an index fund instead of the down payment and closing costs.
The building comes out $2,729,544 ahead after 30 years.
- Your equity when you sell
- $1,446,551
- Rental profits, invested at 7%
- $3,570,594
Sells for $1,538,884 (value up 3% a year), minus 6% selling cost ($92,333). Rent paid down $475,500 of loan.
$1,469,792 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,351,328
$177,520 put into an index fund instead of the down payment and closing costs.
The building comes out $3,665,818 ahead after 30 years.
- Your equity when you sell
- $1,446,551
- Rental profits, invested at 7%
- $2,577,051
Sells for $1,538,884 (value up 3% a year), minus 6% selling cost ($92,333). Rent paid down $475,500 of loan.
$1,105,138 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,351,328
$177,520 put into an index fund instead of the down payment and closing costs.
The building comes out $2,672,275 ahead after 30 years.
- Your equity when you sell
- $1,423,735
- Rental profits, invested at 7%
- $3,627,155
Sells for $1,514,612 (value up 3% a year), minus 6% selling cost ($90,877). Rent paid down $468,000 of loan.
$1,487,755 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,330,013
$174,720 put into an index fund instead of the down payment and closing costs.
The building comes out $3,720,877 ahead after 30 years.
- Your equity when you sell
- $1,423,735
- Rental profits, invested at 7%
- $2,633,612
Sells for $1,514,612 (value up 3% a year), minus 6% selling cost ($90,877). Rent paid down $468,000 of loan.
$1,123,101 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,330,013
$174,720 put into an index fund instead of the down payment and closing costs.
The building comes out $2,727,334 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 $4.19M, stocks $627K. The property wins.
Year 30 (loan paid off): property $3.21M, stocks $638K. The property wins.
Year 30 (loan paid off): property $4.24M, stocks $618K. The property wins.
Year 30 (loan paid off): property $3.25M, stocks $622K. The property wins.
Year 30 (loan paid off): property $4.78M, stocks $1.11M. The property wins.
Year 30 (loan paid off): property $3.78M, stocks $1.11M. The property wins.
Year 30 (loan paid off): property $4.82M, stocks $1.09M. The property wins.
Year 30 (loan paid off): property $3.82M, stocks $1.09M. The property wins.
Year 30 (loan paid off): property $5.02M, stocks $1.35M. The property wins.
Year 30 (loan paid off): property $4.02M, stocks $1.35M. The property wins.
Year 30 (loan paid off): property $5.05M, stocks $1.33M. The property wins.
Year 30 (loan paid off): property $4.06M, stocks $1.33M. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.
3 bed / 1 bath estimate $1,675/mo · range $1,500–$1,850
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2205 10th Ave S, Minneapolis 55404 off market | $1,700 | 3 / 1 | 0.2 mi | 94% |
| 1829 11th Ave S, Minneapolis 55404 off market | $1,550 | 3 / 1 | 0.2 mi | 94% |
| 2636 14th Ave S, Apt 2, Minneapolis 55407 off market | $1,650 | 3 / 1 | 0.5 mi | 93% |
| 2709 Bloomington Ave S, Minneapolis 55407 off market | $1,900 | 3 / 1 | 0.6 mi | 93% |
| 2709 Bloomington Ave S, Unit 2, Minneapolis 55407 off market | $1,900 | 3 / 1 | 0.6 mi | 93% |
| 2023 2nd Ave S, Minneapolis 55404 off market | $1,799 | 3 / 1 | 0.9 mi | 93% |
| 2424 Chicago Ave S, Minneapolis 55404 off market | $1,400 | 2 / 1 | 0.4 mi | 84% |
| 2643 12th Ave S, Unit 1, Minneapolis 55407 | $1,785 | 2 / 1 | 0.5 mi | 84% |
| 2723 Portland Ave S, Minneapolis 55407 | $1,536 | 2 / 1 | 0.8 mi | 83% |
| 706 S 9th St, Apt B1, Minneapolis 55404 off market | $1,400 | 2 / 1 | 0.8 mi | 83% |
2 bed / 1 bath estimate $1,400/mo · range $1,150–$1,625
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2424 Chicago Ave S, Minneapolis 55404 off market | $1,400 | 2 / 1 | 0.4 mi | 93% |
| 2643 12th Ave S, Unit 1, Minneapolis 55407 | $1,785 | 2 / 1 | 0.5 mi | 93% |
| 2723 Portland Ave S, Minneapolis 55407 | $1,536 | 2 / 1 | 0.8 mi | 93% |
| 706 S 9th St, Apt B1, Minneapolis 55404 off market | $1,400 | 2 / 1 | 0.8 mi | 93% |
| 2835 Park Ave, Minneapolis 55407 | $1,255 | 2 / 1 | 0.8 mi | 93% |
| 2021 3rd Ave S, Apt B1, Minneapolis 55404 off market | $1,150 | 2 / 1 | 0.8 mi | 93% |
| 2205 10th Ave S, Minneapolis 55404 off market | $1,700 | 3 / 1 | 0.2 mi | 84% |
| 1829 11th Ave S, Minneapolis 55404 off market | $1,550 | 3 / 1 | 0.2 mi | 84% |
| 2323 16th Ave S, Minneapolis 55404 | $995 | 1 / 1 | 0.3 mi | 84% |
| 2447 11th Ave S, Unit 3, Minneapolis 55404 off market | $1,150 | 1 / 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
- highThe city's rental license covers 4 unit(s); this analysis counts 5. Public record: Minneapolis Active Rental Licenses: 2121 13TH AVE S, units=4
- high4d program carries rent and income restrictions that cap upside and must be maintained; tax savings may not transfer cleanly Listing says: enrollment in the City of Minneapolis 4d Affordable Housing Incentive Program · AI review
Opportunities
- Fourth unit still needs the flooring and paint refresh others got Listing says: three of the four units recently received new flooring and paint throughout · AI review
- Low tax bill boosts cash flow if 4d status holds Listing says: providing substantial property tax savings year after year · AI review
Questions for the agent
- Can I see the current rent roll, lease dates and trailing-12 expenses?
- Is the property enrolled in 4d now, and what are the rent limits and remaining term? Does it transfer to a buyer?
- Is it 4 or 5 units? Why does the rental license cover only 4?
- Who pays heat and utilities? Is there one boiler or one per unit?
- Why has it sat 75 days, and has the price changed?
- Which unit didn't get new flooring and paint, and what condition is it in?
Bottom line
Recent exterior work and a low 4d tax bill make the numbers look good, but confirm the rents, the 4d terms and the 4-vs-5 unit question before trusting them. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $2,300 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $6,474 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $425 |
| 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; 12 bedrooms: +1 pt repairs for wear; "fully updated" in the description: -1 pts each | 8% / 8% |
Price history Realtor.com
On the market since 2026-06-26 (101 days, relisted 1×); last sold for $500,000 on 2022-06-03.
| Date | Event | Price |
|---|---|---|
| Price changed | $634,000 | |
| Listed | $649,000 | |
| Removed | $599,000 | |
| Sold | $500,000 | |
| Relisted | $449,900 | |
| Removed | — | |
| Listed | $449,900 | |
| Sold public record | $31,500 | |
| Sold public record | $78,000 |
County record Public record
| Recorded as | apartment 4 or 5 unit |
| Living units | 5 |
| Year built | 1900 |
| Market value (2026) | $594,300 |
| Property tax | $2,300 |
| Special assessments | none |
| Homestead | no |
| Last sale | 2022-06-01 · $500,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 94, about 490 m away.
Crime in Ventura Village
501 incidents in the last 12 months (71 per 1,000 residents), −3% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).