2125 Harriet Ave
5 units · 5 units: 2 bed / 1 bath ×3 and 1 bed / 1 bath ×2 unit split estimated · 5,000 sq ft
Minneapolis, MN · Whittier · View the listing ↗
Photos courtesy of Keller Williams Realty, 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
- $949,900 5 units · $190K per unit
- Monthly cash flow
- −$2,497 at 20% down, 7%
- Break-even price
- $480,785 where cash flow hits $0
First look
This is a heavily renovated brick building, but the price is far out of line with the rents. At $949.9K the underwriting shows about -$2,497 a month and a 3.2% cap rate, and cash flow only breaks even near $481K. It sold for $1,045,000 in 2022 and has sat 378 days, so the seller is anchored to an old price. The description gives no rents or expenses, so the first ask is the rent roll and trailing-12. Also resolve the unit count, since the listing says 4-plex, the county says 5 units and the city licenses 4. Showing is only worth it if the seller will talk well below ask or carry the loan, since seller financing is mentioned.
Things to consider
- Price versus income At ask, the property loses money every month and earns a 3.2% cap rate. Only a much lower price or cheap seller financing could change that.
- Unit count and licensing An unlicensed fifth unit risks fines and lost income, and the count affects value.
- Condition looks strong Recent big-ticket work lowers near-term capex, so reserves can be lighter if the work is documented.Listing says: “One of the best condition 4-plexes to become available.”
- Long time on market 378 days suggests the market rejects this price and gives you room to negotiate.
- Seller financing Terms such as rate, balloon and down payment could matter more than price if they are below bank rates.Listing says: “Seller financing options available.”
- Flat roof Flat roofs leak at seams and drains, so confirm what was replaced and any warranty.
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, gutters, fascia and insulationListing says: new roof, gutters, fascia, insulation (roof, exterior walls, & dividing walls), windows, doors
- doneNew electric panel and electricalListing says: electric panel & electrical, water heaters, tub/shower tile surround
- doneKitchen #4 replaced, radiator valves, water heatersListing says: radiator valves, ceilings, light fixtures, blinds, electric panel & electrical, water heaters
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
- $949,900
- Cash to close
- $123,487
- Price per unit
- $189,980
- GRM
- 12.2
Each month
- Cash flow
- −$3,663/mo
- Cash-on-cash
- −35.6%
- Cap rate
- 3.2%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $390,665
- Rent that breaks even
- $11,320/mo
Long run
- Year 30: property vs stocks
- $2.17M vs $3.79M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $949,900
- Cash to close
- $123,487
- Price per unit
- $189,980
- GRM
- 12.2
Each month
- Cash flow
- −$4,213/mo
- Cash-on-cash
- −40.9%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $306,714
- Rent that breaks even
- $12,738/mo
Long run
- Year 30: property vs stocks
- $2.17M vs $4.65M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $939,900
- Cash to close
- $122,187
- Price per unit
- $187,980
- GRM
- 12.1
Each month
- Cash flow
- −$3,598/mo
- Cash-on-cash
- −35.3%
- Cap rate
- 3.3%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $390,665
- Rent that breaks even
- $11,234/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $3.71M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $939,900
- Cash to close
- $122,187
- Price per unit
- $187,980
- GRM
- 12.1
Each month
- Cash flow
- −$4,148/mo
- Cash-on-cash
- −40.7%
- Cap rate
- 2.6%
- DSCR
- 0.33×
Break-even
- Price that breaks even
- $306,714
- Rent that breaks even
- $12,641/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $4.57M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $949,900
- Cash to close
- $218,477
- Price per unit
- $189,980
- GRM
- 12.2
Each month
- Cash flow
- −$2,497/mo
- Cash-on-cash
- −13.7%
- Cap rate
- 3.2%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $480,785
- Rent that breaks even
- $9,785/mo
Long run
- Year 30: property vs stocks
- $2.17M vs $3.63M
- Cash flow turns positive
- year 29
The deal
- Price
- $949,900
- Cash to close
- $218,477
- Price per unit
- $189,980
- GRM
- 12.2
Each month
- Cash flow
- −$3,047/mo
- Cash-on-cash
- −16.7%
- Cap rate
- 2.5%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $377,468
- Rent that breaks even
- $11,011/mo
Long run
- Year 30: property vs stocks
- $2.17M vs $4.49M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $939,900
- Cash to close
- $216,177
- Price per unit
- $187,980
- GRM
- 12.1
Each month
- Cash flow
- −$2,444/mo
- Cash-on-cash
- −13.6%
- Cap rate
- 3.3%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $480,785
- Rent that breaks even
- $9,715/mo
Long run
- Year 30: property vs stocks
- $2.15M vs $3.56M
- Cash flow turns positive
- year 29
The deal
- Price
- $939,900
- Cash to close
- $216,177
- Price per unit
- $187,980
- GRM
- 12.1
Each month
- Cash flow
- −$2,994/mo
- Cash-on-cash
- −16.6%
- Cap rate
- 2.6%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $377,468
- Rent that breaks even
- $10,932/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $4.41M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $949,900
- Cash to close
- $265,972
- Price per unit
- $189,980
- GRM
- 12.2
Each month
- Cash flow
- −$2,181/mo
- Cash-on-cash
- −9.8%
- Cap rate
- 3.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $512,838
- Rent that breaks even
- $9,370/mo
Long run
- Year 30: property vs stocks
- $2.18M vs $3.65M
- Cash flow turns positive
- year 27
The deal
- Price
- $949,900
- Cash to close
- $265,972
- Price per unit
- $189,980
- GRM
- 12.2
Each month
- Cash flow
- −$2,731/mo
- Cash-on-cash
- −12.3%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $402,632
- Rent that breaks even
- $10,543/mo
Long run
- Year 30: property vs stocks
- $2.17M vs $4.49M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $939,900
- Cash to close
- $263,172
- Price per unit
- $187,980
- GRM
- 12.1
Each month
- Cash flow
- −$2,131/mo
- Cash-on-cash
- −9.7%
- Cap rate
- 3.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $512,838
- Rent that breaks even
- $9,304/mo
Long run
- Year 30: property vs stocks
- $2.16M vs $3.58M
- Cash flow turns positive
- year 26
The deal
- Price
- $939,900
- Cash to close
- $263,172
- Price per unit
- $187,980
- GRM
- 12.1
Each month
- Cash flow
- −$2,681/mo
- Cash-on-cash
- −12.2%
- Cap rate
- 2.6%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $402,632
- Rent that breaks even
- $10,469/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $4.41M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Net operating income | $2,559 |
| Mortgage (principal + interest) | −$5,688 |
| PMI | −$534 |
| Cash flow | −$3,663 |
| Principal paid down (equity, not cash) | $724 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Property management | −$550 |
| Net operating income | $2,009 |
| Mortgage (principal + interest) | −$5,688 |
| PMI | −$534 |
| Cash flow | −$4,213 |
| Principal paid down (equity, not cash) | $724 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Net operating income | $2,559 |
| Mortgage (principal + interest) | −$5,628 |
| PMI | −$529 |
| Cash flow | −$3,598 |
| Principal paid down (equity, not cash) | $716 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Property management | −$550 |
| Net operating income | $2,009 |
| Mortgage (principal + interest) | −$5,628 |
| PMI | −$529 |
| Cash flow | −$4,148 |
| Principal paid down (equity, not cash) | $716 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Net operating income | $2,559 |
| Mortgage (principal + interest) | −$5,056 |
| Cash flow | −$2,497 |
| Principal paid down (equity, not cash) | $643 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Property management | −$550 |
| Net operating income | $2,009 |
| Mortgage (principal + interest) | −$5,056 |
| Cash flow | −$3,047 |
| Principal paid down (equity, not cash) | $643 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Net operating income | $2,559 |
| Mortgage (principal + interest) | −$5,003 |
| Cash flow | −$2,444 |
| Principal paid down (equity, not cash) | $637 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Property management | −$550 |
| Net operating income | $2,009 |
| Mortgage (principal + interest) | −$5,003 |
| Cash flow | −$2,994 |
| Principal paid down (equity, not cash) | $637 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Net operating income | $2,559 |
| Mortgage (principal + interest) | −$4,740 |
| Cash flow | −$2,181 |
| Principal paid down (equity, not cash) | $603 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Property management | −$550 |
| Net operating income | $2,009 |
| Mortgage (principal + interest) | −$4,740 |
| Cash flow | −$2,731 |
| Principal paid down (equity, not cash) | $603 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Net operating income | $2,559 |
| Mortgage (principal + interest) | −$4,690 |
| Cash flow | −$2,131 |
| Principal paid down (equity, not cash) | $597 |
| Rent | $6,500 |
| Vacancy (6%) | −$390 |
| Collected | $6,110 |
| Property tax Public record | −$1,369 |
| Insurance Estimate | −$527 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$585 |
| Capital reserve (9% of rent) | −$585 |
| Property management | −$550 |
| Net operating income | $2,009 |
| Mortgage (principal + interest) | −$4,690 |
| Cash flow | −$2,681 |
| Principal paid down (equity, not cash) | $597 |
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
- $2,167,318
- Rental profits, invested at 7%
- $0
Sells for $2,305,657 (value up 3% a year), minus 6% selling cost ($138,339). Rent paid down $854,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $940,015
- Monthly shortfalls, invested
- $2,851,384
$123,487 put into an index fund instead of the down payment and closing costs.
$727,961 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,624,081 ahead after 30 years.
- Your equity when you sell
- $2,167,318
- Rental profits, invested at 7%
- $0
Sells for $2,305,657 (value up 3% a year), minus 6% selling cost ($138,339). Rent paid down $854,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $940,015
- Monthly shortfalls, invested
- $3,706,752
$123,487 put into an index fund instead of the down payment and closing costs.
$1,041,902 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,479,449 ahead after 30 years.
- Your equity when you sell
- $2,144,501
- Rental profits, invested at 7%
- $0
Sells for $2,281,384 (value up 3% a year), minus 6% selling cost ($136,883). Rent paid down $845,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $930,119
- Monthly shortfalls, invested
- $2,781,771
$122,187 put into an index fund instead of the down payment and closing costs.
$706,136 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,567,388 ahead after 30 years.
- Your equity when you sell
- $2,144,501
- Rental profits, invested at 7%
- $0
Sells for $2,281,384 (value up 3% a year), minus 6% selling cost ($136,883). Rent paid down $845,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $930,119
- Monthly shortfalls, invested
- $3,637,139
$122,187 put into an index fund instead of the down payment and closing costs.
$1,020,076 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,422,756 ahead after 30 years.
- Your equity when you sell
- $2,167,318
- Rental profits, invested at 7%
- $1,643
Sells for $2,305,657 (value up 3% a year), minus 6% selling cost ($138,339). Rent paid down $759,920 of loan.
$1,636 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,663,103
- Monthly shortfalls, invested
- $1,971,344
$218,477 put into an index fund instead of the down payment and closing costs.
$476,441 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,465,487 ahead after 30 years.
- Your equity when you sell
- $2,167,318
- Rental profits, invested at 7%
- $0
Sells for $2,305,657 (value up 3% a year), minus 6% selling cost ($138,339). Rent paid down $759,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,663,103
- Monthly shortfalls, invested
- $2,825,070
$218,477 put into an index fund instead of the down payment and closing costs.
$788,745 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,320,855 ahead after 30 years.
- Your equity when you sell
- $2,144,501
- Rental profits, invested at 7%
- $2,965
Sells for $2,281,384 (value up 3% a year), minus 6% selling cost ($136,883). Rent paid down $751,920 of loan.
$2,913 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,645,594
- Monthly shortfalls, invested
- $1,912,335
$216,177 put into an index fund instead of the down payment and closing costs.
$458,557 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,410,464 ahead after 30 years.
- Your equity when you sell
- $2,144,501
- Rental profits, invested at 7%
- $0
Sells for $2,281,384 (value up 3% a year), minus 6% selling cost ($136,883). Rent paid down $751,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,645,594
- Monthly shortfalls, invested
- $2,764,739
$216,177 put into an index fund instead of the down payment and closing costs.
$769,585 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,265,832 ahead after 30 years.
- Your equity when you sell
- $2,167,318
- Rental profits, invested at 7%
- $13,636
Sells for $2,305,657 (value up 3% a year), minus 6% selling cost ($138,339). Rent paid down $712,425 of loan.
$12,764 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,024,647
- Monthly shortfalls, invested
- $1,625,159
$265,972 put into an index fund instead of the down payment and closing costs.
$373,814 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,468,852 ahead after 30 years.
- Your equity when you sell
- $2,167,318
- Rental profits, invested at 7%
- $0
Sells for $2,305,657 (value up 3% a year), minus 6% selling cost ($138,339). Rent paid down $712,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,024,647
- Monthly shortfalls, invested
- $2,466,891
$265,972 put into an index fund instead of the down payment and closing costs.
$674,991 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,324,221 ahead after 30 years.
- Your equity when you sell
- $2,144,501
- Rental profits, invested at 7%
- $16,709
Sells for $2,281,384 (value up 3% a year), minus 6% selling cost ($136,883). Rent paid down $704,925 of loan.
$15,476 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,003,332
- Monthly shortfalls, invested
- $1,571,672
$263,172 put into an index fund instead of the down payment and closing costs.
$358,562 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,413,794 ahead after 30 years.
- Your equity when you sell
- $2,144,501
- Rental profits, invested at 7%
- $0
Sells for $2,281,384 (value up 3% a year), minus 6% selling cost ($136,883). Rent paid down $704,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $2,003,332
- Monthly shortfalls, invested
- $2,410,331
$263,172 put into an index fund instead of the down payment and closing costs.
$657,027 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,269,162 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 $2.17M, stocks $3.79M. Stocks win.
Year 30 (loan paid off): property $2.17M, stocks $4.65M. Stocks win.
Year 30 (loan paid off): property $2.14M, stocks $3.71M. Stocks win.
Year 30 (loan paid off): property $2.14M, stocks $4.57M. Stocks win.
Year 30 (loan paid off): property $2.17M, stocks $3.63M. Stocks win.
Year 30 (loan paid off): property $2.17M, stocks $4.49M. Stocks win.
Year 30 (loan paid off): property $2.15M, stocks $3.56M. Stocks win.
Year 30 (loan paid off): property $2.14M, stocks $4.41M. Stocks win.
Year 30 (loan paid off): property $2.18M, stocks $3.65M. Stocks win.
Year 30 (loan paid off): property $2.17M, stocks $4.49M. Stocks win.
Year 30 (loan paid off): property $2.16M, stocks $3.58M. Stocks win.
Year 30 (loan paid off): property $2.14M, stocks $4.41M. Stocks win.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.
2 bed estimate $1,450/mo · range $1,350–$1,600 · 24 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2122 Grand Ave S, Minneapolis | $1,199 | 2 / 1 | 0.0 mi |
| 2121 Garfield Ave, Minneapolis | $1,375 | 2 / 1 | 0.1 mi |
| 2101 Garfield Ave, Minneapolis | $1,300 | 2 / 1 | 0.1 mi |
| 305 W Franklin Ave, Minneapolis | $1,225 | 2 / 1 | 0.1 mi |
| 2002 Garfield Ave S, Minneapolis | $1,295 | 2 / 1 | 0.1 mi |
| 2300 Pleasant Ave, Minneapolis | $1,300 | 2 / 1 | 0.1 mi |
| 2400 Harriet Ave, Minneapolis | $1,295 | 2 / 1 | 0.2 mi |
| 2421 Pillsbury Ave S, Minneapolis | $1,195 | 2 / 1 | 0.3 mi |
| 2109 Blaisdell Ave Apt 404, Minneapolis | $1,745 | 2 / 1 | 0.3 mi |
| 2109 Blaisdell Ave Apt 402, Minneapolis | $1,795 | 2 / 1 | 0.3 mi |
1 bed estimate $1,075/mo · range $1,025–$1,150 · 23 rentals within 0.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2103 Harriet Ave Unit G3, Minneapolis | $1,097 | 1 / 1 | 0.0 mi |
| 2121 Garfield Ave, Minneapolis | $1,125 | 1 / 1 | 0.1 mi |
| 2101 Garfield Ave, Minneapolis | $1,080 | 1 / 1 | 0.1 mi |
| 308 W 22nd St, Minneapolis | $1,189 | 1 / 1 | 0.1 mi |
| 2219 Garfield Ave, Minneapolis | $895 | 1 / 1 | 0.1 mi |
| 2300 Harriet Ave S, Minneapolis | $975 | 1 / 1 | 0.1 mi |
| 2304 Harriet Ave Apt 206, Minneapolis | $995 | 1 / 1 | 0.1 mi |
| 2304 Harriet Ave Apt 101, Minneapolis | $1,095 | 1 / 1 | 0.1 mi |
| 2310 Harriet Ave S, Minneapolis | $1,025 | 1 / 1 | 0.1 mi |
| 2020 Garfield Ave Apt 9, Minneapolis | $895 | 1 / 1 | 0.1 mi |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. 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: 2125 HARRIET AVE, units=4
- highListing calls it a 4-plex, but county counts 5 units and the city license covers 4. The fifth unit may be unlicensed. Listing says: One of the best condition 4-plexes to become available. · AI review
- highAsking is roughly double the break-even price. Rents would have to rise far above market to work. Based on: data: underwriting.break_even_price · AI review
- mediumFlat roof per the city assessor on a stucco building: get its age and a moisture inspection. Public record: Hennepin County parcel 3402924220079: roof=Flat, exterior=STUCCO
- mediumAsking is $469,115 above the price where cash flow breaks even ($480,785) at the default scenario. Based on: Derived: price $949,900 vs. break-even $480,785
- mediumOwner stated renovation spend is unverified; need permits and invoices. Listing says: Hundreds of thousands of dollars invested in capital improvements over the past couple of years · AI review
- mediumSold for $1,045,000 in 2022. The county values it at $865K, well under ask. Based on: data: county.market_value · AI review
- mediumHot water heat: confirm whether one boiler serves the building and who pays for it. Based on: data: county.heat_type · AI review
- low$335 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 3402924220079: special assessments (current) = $334.82
Opportunities
- Seller financing could improve terms, with a lower rate or a seller carry at a negotiated price. Listing says: Seller financing options available. · AI review
- Condo conversion is mentioned, but it needs city approval and a cost check. Listing says: Potential condo conversion opportunity. · AI review
- Separate gas and electric meters keep owner utility costs low. Listing says: Units metered separately for gas & electric. · AI review
- Minneapolis has no rent cap, so rents can follow the market. Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- How many units are there really, and is each one licensed and legal?
- Can I get the rent roll with lease dates and trailing-12 expenses?
- Who pays water, sewer, trash and heat, and is there one boiler?
- Can I see permits and invoices for the roof, electrical, windows and kitchen work?
- What are the seller financing terms, and would they work at a lower price?
- Why has it sat 378 days, and has it had price cuts or offers?
Bottom line
Beautifully updated, but at $949.9K it loses about $2,497 a month on our numbers, so only the price or the financing can fix it. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $16,428 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $6,325 |
| 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 1910: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear | 9% / 9% |
Price history Realtor.com
On the market since 2026-10-01 (4 days); down $45,100 (4.5%) from the first ask of $995,000; last sold for $1,045,000 on 2022-04-07.
| Date | Event | Price |
|---|---|---|
| Listed | $949,900 | |
| Removed | $995,000 | |
| Removed | $1,100,000 | |
| Price changed | $995,000 | |
| Listed | $1,150,000 | |
| Sold | $1,045,000 | |
| Listed | $1,050,000 | |
| Removed | $1,099,000 | |
| Relisted | $1,099,000 | |
| Removed | $1,099,000 | |
| Listed | $1,099,000 | |
| Removed | $1,199,000 | |
| Removed | $1,330,000 | |
| Removed | $1,500,000 | |
| Listed | $1,199,000 | |
| Sold public record | $475,000 | |
| Sold public record | $190,000 | |
| Sold public record | $135,000 |
County record Public record
| Recorded as | apartment 4 or 5 unit |
| Living units | 5 |
| Year built | 1910 |
| Market value (2026) | $865,000 |
| Property tax | $16,428 |
| Special assessments | $335 |
| Homestead | no |
| Last sale | 2022-04-01 · $1,045,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 94;MN 55, about 367 m away.
Crime in Whittier
1,136 incidents in the last 12 months (76 per 1,000 residents), +1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).