2824 Pillsbury Ave S
5 units · 5 units: 1 bed / 1 bath ×4 and studio / 1 bath unit split estimated · 2,720 sq ft
Minneapolis, MN · Whittier · View the listing ↗
Photos courtesy of Northstar Real Estate Associates - Broker, 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
- $610,000 5 units · $122K per unit
- Monthly cash flow
- −$1,092 at 20% down, 7%
- Estimated rent
- $5,150/mo medium confidence
- Break-even price
- $404,779 where cash flow hits $0
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
- $610,000
- Cash to close
- $79,300
- Price per unit
- $122,000
- GRM
- 9.9
Each month
- Cash flow
- −$1,841/mo
- Cash-on-cash
- −27.9%
- Cap rate
- 4.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $328,905
- Rent that breaks even
- $7,541/mo
Long run
- Year 30: property vs stocks
- $1.44M vs $1.71M
- Cash flow turns positive
- year 23
The deal
- Price
- $610,000
- Cash to close
- $79,300
- Price per unit
- $122,000
- GRM
- 9.9
Each month
- Cash flow
- −$2,277/mo
- Cash-on-cash
- −34.5%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $262,390
- Rent that breaks even
- $8,472/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $2.34M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $600,000
- Cash to close
- $78,000
- Price per unit
- $120,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,776/mo
- Cash-on-cash
- −27.3%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $328,905
- Rent that breaks even
- $7,456/mo
Long run
- Year 30: property vs stocks
- $1.43M vs $1.64M
- Cash flow turns positive
- year 22
The deal
- Price
- $600,000
- Cash to close
- $78,000
- Price per unit
- $120,000
- GRM
- 9.7
Each month
- Cash flow
- −$2,211/mo
- Cash-on-cash
- −34.0%
- Cap rate
- 3.4%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $262,390
- Rent that breaks even
- $8,376/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.26M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $610,000
- Cash to close
- $140,300
- Price per unit
- $122,000
- GRM
- 9.9
Each month
- Cash flow
- −$1,092/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $404,779
- Rent that breaks even
- $6,569/mo
Long run
- Year 30: property vs stocks
- $1.52M vs $1.69M
- Cash flow turns positive
- year 18
The deal
- Price
- $610,000
- Cash to close
- $140,300
- Price per unit
- $122,000
- GRM
- 9.9
Each month
- Cash flow
- −$1,528/mo
- Cash-on-cash
- −13.1%
- Cap rate
- 3.4%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $322,919
- Rent that breaks even
- $7,379/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $2.24M
- Cash flow turns positive
- year 28
The deal
- Price
- $600,000
- Cash to close
- $138,000
- Price per unit
- $120,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,039/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 4.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $404,779
- Rent that breaks even
- $6,499/mo
Long run
- Year 30: property vs stocks
- $1.51M vs $1.62M
- Cash flow turns positive
- year 17
The deal
- Price
- $600,000
- Cash to close
- $138,000
- Price per unit
- $120,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,475/mo
- Cash-on-cash
- −12.8%
- Cap rate
- 3.4%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $322,919
- Rent that breaks even
- $7,302/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.17M
- Cash flow turns positive
- year 28
The deal
- Price
- $610,000
- Cash to close
- $170,800
- Price per unit
- $122,000
- GRM
- 9.9
Each month
- Cash flow
- −$889/mo
- Cash-on-cash
- −6.2%
- Cap rate
- 4.2%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $431,764
- Rent that breaks even
- $6,305/mo
Long run
- Year 30: property vs stocks
- $1.57M vs $1.75M
- Cash flow turns positive
- year 15
The deal
- Price
- $610,000
- Cash to close
- $170,800
- Price per unit
- $122,000
- GRM
- 9.9
Each month
- Cash flow
- −$1,325/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 3.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $344,447
- Rent that breaks even
- $7,083/mo
Long run
- Year 30: property vs stocks
- $1.41M vs $2.26M
- Cash flow turns positive
- year 26
The deal
- Price
- $600,000
- Cash to close
- $168,000
- Price per unit
- $120,000
- GRM
- 9.7
Each month
- Cash flow
- −$839/mo
- Cash-on-cash
- −6.0%
- Cap rate
- 4.3%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $431,764
- Rent that breaks even
- $6,240/mo
Long run
- Year 30: property vs stocks
- $1.57M vs $1.69M
- Cash flow turns positive
- year 15
The deal
- Price
- $600,000
- Cash to close
- $168,000
- Price per unit
- $120,000
- GRM
- 9.7
Each month
- Cash flow
- −$1,275/mo
- Cash-on-cash
- −9.1%
- Cap rate
- 3.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $344,447
- Rent that breaks even
- $7,010/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $2.18M
- Cash flow turns positive
- year 25
Monthly
Monthly breakdown
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Net operating income | $2,154 |
| Mortgage (principal + interest) | −$3,653 |
| PMI | −$343 |
| Cash flow | −$1,841 |
| Principal paid down (equity, not cash) | $465 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Property management | −$436 |
| Net operating income | $1,719 |
| Mortgage (principal + interest) | −$3,653 |
| PMI | −$343 |
| Cash flow | −$2,277 |
| Principal paid down (equity, not cash) | $465 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Net operating income | $2,154 |
| Mortgage (principal + interest) | −$3,593 |
| PMI | −$338 |
| Cash flow | −$1,776 |
| Principal paid down (equity, not cash) | $457 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Property management | −$436 |
| Net operating income | $1,719 |
| Mortgage (principal + interest) | −$3,593 |
| PMI | −$338 |
| Cash flow | −$2,211 |
| Principal paid down (equity, not cash) | $457 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Net operating income | $2,154 |
| Mortgage (principal + interest) | −$3,247 |
| Cash flow | −$1,092 |
| Principal paid down (equity, not cash) | $413 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Property management | −$436 |
| Net operating income | $1,719 |
| Mortgage (principal + interest) | −$3,247 |
| Cash flow | −$1,528 |
| Principal paid down (equity, not cash) | $413 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Net operating income | $2,154 |
| Mortgage (principal + interest) | −$3,193 |
| Cash flow | −$1,039 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Property management | −$436 |
| Net operating income | $1,719 |
| Mortgage (principal + interest) | −$3,193 |
| Cash flow | −$1,475 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Net operating income | $2,154 |
| Mortgage (principal + interest) | −$3,044 |
| Cash flow | −$889 |
| Principal paid down (equity, not cash) | $387 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Property management | −$436 |
| Net operating income | $1,719 |
| Mortgage (principal + interest) | −$3,044 |
| Cash flow | −$1,325 |
| Principal paid down (equity, not cash) | $387 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Net operating income | $2,154 |
| Mortgage (principal + interest) | −$2,994 |
| Cash flow | −$839 |
| Principal paid down (equity, not cash) | $381 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$851 |
| Insurance Estimate | −$475 |
| Water, sewer, trash Estimate | −$425 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (9% of rent) | −$464 |
| Property management | −$436 |
| Net operating income | $1,719 |
| Mortgage (principal + interest) | −$2,994 |
| Cash flow | −$1,275 |
| Principal paid down (equity, not cash) | $381 |
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
- $1,391,792
- Rental profits, invested at 7%
- $48,065
Sells for $1,480,630 (value up 3% a year), minus 6% selling cost ($88,838). Rent paid down $549,000 of loan.
$40,844 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $603,652
- Monthly shortfalls, invested
- $1,110,076
$79,300 put into an index fund instead of the down payment and closing costs.
$230,219 you'd have paid in while the building lost money, invested instead.
Stocks come out $273,870 ahead after 30 years.
- Your equity when you sell
- $1,391,792
- Rental profits, invested at 7%
- $0
Sells for $1,480,630 (value up 3% a year), minus 6% selling cost ($88,838). Rent paid down $549,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $603,652
- Monthly shortfalls, invested
- $1,739,725
$79,300 put into an index fund instead of the down payment and closing costs.
$438,113 you'd have paid in while the building lost money, invested instead.
Stocks come out $951,585 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $56,562
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $540,000 of loan.
$47,247 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $593,756
- Monthly shortfalls, invested
- $1,048,959
$78,000 put into an index fund instead of the down payment and closing costs.
$214,796 you'd have paid in while the building lost money, invested instead.
Stocks come out $217,177 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $0
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $540,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $593,756
- Monthly shortfalls, invested
- $1,670,112
$78,000 put into an index fund instead of the down payment and closing costs.
$416,287 you'd have paid in while the building lost money, invested instead.
Stocks come out $894,892 ahead after 30 years.
- Your equity when you sell
- $1,391,792
- Rental profits, invested at 7%
- $123,569
Sells for $1,480,630 (value up 3% a year), minus 6% selling cost ($88,838). Rent paid down $488,000 of loan.
$93,423 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,067,999
- Monthly shortfalls, invested
- $619,388
$140,300 put into an index fund instead of the down payment and closing costs.
$120,227 you'd have paid in while the building lost money, invested instead.
Stocks come out $172,025 ahead after 30 years.
- Your equity when you sell
- $1,391,792
- Rental profits, invested at 7%
- $3,123
Sells for $1,480,630 (value up 3% a year), minus 6% selling cost ($88,838). Rent paid down $488,000 of loan.
$3,037 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,067,999
- Monthly shortfalls, invested
- $1,176,657
$140,300 put into an index fund instead of the down payment and closing costs.
$278,579 you'd have paid in while the building lost money, invested instead.
Stocks come out $849,740 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $137,289
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $480,000 of loan.
$102,081 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,050,491
- Monthly shortfalls, invested
- $572,776
$138,000 put into an index fund instead of the down payment and closing costs.
$109,725 you'd have paid in while the building lost money, invested instead.
Stocks come out $117,002 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $5,177
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $480,000 of loan.
$4,953 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,050,491
- Monthly shortfalls, invested
- $1,118,379
$138,000 put into an index fund instead of the down payment and closing costs.
$261,335 you'd have paid in while the building lost money, invested instead.
Stocks come out $794,717 ahead after 30 years.
- Your equity when you sell
- $1,391,792
- Rental profits, invested at 7%
- $181,650
Sells for $1,480,630 (value up 3% a year), minus 6% selling cost ($88,838). Rent paid down $457,500 of loan.
$128,704 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,300,173
- Monthly shortfalls, invested
- $447,456
$170,800 put into an index fund instead of the down payment and closing costs.
$82,459 you'd have paid in while the building lost money, invested instead.
Stocks come out $174,187 ahead after 30 years.
- Your equity when you sell
- $1,391,792
- Rental profits, invested at 7%
- $14,042
Sells for $1,480,630 (value up 3% a year), minus 6% selling cost ($88,838). Rent paid down $457,500 of loan.
$12,809 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,300,173
- Monthly shortfalls, invested
- $957,562
$170,800 put into an index fund instead of the down payment and closing costs.
$215,301 you'd have paid in while the building lost money, invested instead.
Stocks come out $851,902 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $198,349
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $450,000 of loan.
$138,285 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,278,859
- Monthly shortfalls, invested
- $407,594
$168,000 put into an index fund instead of the down payment and closing costs.
$74,076 you'd have paid in while the building lost money, invested instead.
Stocks come out $119,128 ahead after 30 years.
- Your equity when you sell
- $1,368,976
- Rental profits, invested at 7%
- $18,263
Sells for $1,456,357 (value up 3% a year), minus 6% selling cost ($87,381). Rent paid down $450,000 of loan.
$16,357 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,278,859
- Monthly shortfalls, invested
- $905,223
$168,000 put into an index fund instead of the down payment and closing costs.
$200,886 you'd have paid in while the building lost money, invested instead.
Stocks come out $796,842 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 $1.44M, stocks $1.71M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $2.34M. Stocks win.
Year 30 (loan paid off): property $1.43M, stocks $1.64M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $2.26M. Stocks win.
Year 30 (loan paid off): property $1.52M, stocks $1.69M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $2.24M. Stocks win.
Year 30 (loan paid off): property $1.51M, stocks $1.62M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $2.17M. Stocks win.
Year 30 (loan paid off): property $1.57M, stocks $1.75M. Stocks win.
Year 30 (loan paid off): property $1.41M, stocks $2.26M. Stocks win.
Year 30 (loan paid off): property $1.57M, stocks $1.69M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $2.18M. Stocks win.
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.
1 bed / 1 bath estimate $1,050/mo · range $900–$1,175
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2725 Pleasant Ave, Apt 301, Minneapolis 55408 off market | $1,100 | 1 / 1 | 0.1 mi | 94% |
| 2926 Harriet Ave S, Minneapolis 55408 | $1,150 | 1 / 1 | 0.2 mi | 94% |
| 2821 Garfield Ave S, Minneapolis 55408 off market | $1,150 | 1 / 1 | 0.2 mi | 94% |
| 17 E 27th St, Apt 4, Minneapolis 55408 off market | $830 | 1 / 1 | 0.3 mi | 94% |
| 205 27th St E, Minneapolis 55408 | $1,250 | 1 / 1 | 0.4 mi | 93% |
| 2804 Blaisdell Ave, Minneapolis 55408 | $950 | 0 / 1 | 0.1 mi | 84% |
| 2725 Pleasant Ave S, Unit 205, Minneapolis 55408 off market | $900 | 0 / 1 | 0.1 mi | 84% |
| 2725 Pleasant Ave S, Unit 305, Minneapolis 55408 off market | $900 | 0 / 1 | 0.1 mi | 84% |
| 2633 Pleasant Ave, Minneapolis 55408 | $950 | 0 / 1 | 0.2 mi | 84% |
| 17 E 27th St, Apt 2, Minneapolis 55408 off market | $1,200 | 2 / 1 | 0.3 mi | 84% |
0 bed / 1 bath estimate $950/mo · range $875–$1,000
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2804 Blaisdell Ave, Minneapolis 55408 | $950 | 0 / 1 | 0.1 mi | 94% |
| 2725 Pleasant Ave S, Unit 205, Minneapolis 55408 off market | $900 | 0 / 1 | 0.1 mi | 94% |
| 2725 Pleasant Ave S, Unit 305, Minneapolis 55408 off market | $900 | 0 / 1 | 0.1 mi | 94% |
| 2633 Pleasant Ave, Minneapolis 55408 | $950 | 0 / 1 | 0.2 mi | 94% |
| 2545 Blaisdell Ave, Minneapolis 55404 | $950 | 0 / 1 | 0.3 mi | 94% |
| 16 W 26th St, Minneapolis 55404 off market | $875 | 0 / 1 | 0.4 mi | 93% |
| 2525 Harriet Ave, Minneapolis 55405 | $975 | 0 / 1 | 0.4 mi | 93% |
| 2439 Blaisdell Ave, Minneapolis 55404 | $889 | 0 / 1 | 0.5 mi | 93% |
| 2632 3rd Ave S, Minneapolis 55408 off market | $899 | 0 / 1 | 0.5 mi | 93% |
| 2725 Pleasant Ave, Apt 301, Minneapolis 55408 off market | $1,100 | 1 / 1 | 0.1 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: 2824 PILLSBURY AVE, units=4
- highProperty taxes have been delinquent since 2025. Expect penalties and a payoff at closing; ask why. Public record: Hennepin County parcel 3402924340052: earliest delinquent year=25
- mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 3402924340052: roof=Flat, exterior=WOOD
- medium$3,922 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 3402924340052: special assessments (current) = $3,921.86
- mediumAsking is $205,221 above the price where cash flow breaks even ($404,779) at the default scenario. Based on: Derived: price $610,000 vs. break-even $404,779
Opportunities
None found.
Questions for the agent
- Can we see the current leases and a rent roll, with move-in dates?
- What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
- How old are the roof, boiler or furnaces, water heaters and electrical panels?
- Is the building licensed as a rental for this many units, and when was the last city inspection?
- Any special assessments pending, and will the seller pay them off at closing?
Standard questions worth asking about any building.
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $10,215 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $5,698 |
| 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 1906: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-01-07 (271 days); down $39,000 (6.0%) from the first ask of $649,000; last sold for $610,000 on 2022-11-04.
| Date | Event | Price |
|---|---|---|
| Listed | $610,000 | |
| Removed | $610,000 | |
| Price changed | $610,000 | |
| Price changed | $624,900 | |
| Listed | $649,000 | |
| Sold | $610,000 | |
| Removed | $600,000 | |
| Listed | $600,000 | |
| Removed | $189,900 | |
| Sold | $295,000 | |
| Listed | $285,000 | |
| Sold | $185,500 | |
| Removed | $189,900 | |
| Removed | $220,000 | |
| Removed | $190,000 | |
| Listed | $189,900 | |
| Listed | $189,900 | |
| Price changed | $190,000 | |
| Price changed | $215,000 | |
| Listed | $220,000 | |
| Removed | $235,000 | |
| Listed | $250,000 | |
| Sold public record | $167,410 | |
| Sold public record | $167,410 | |
| Sold public record | $146,000 |
County record Public record
| Recorded as | apartment 4 or 5 unit |
| Living units | 5 |
| Year built | 1906 |
| Market value (2026) | $540,000 |
| Property tax | $10,215 |
| Special assessments | $3,922 |
| Homestead | no |
| Taxes delinquent since | 25 |
| Last sale | 2022-10-01 · $610,000 |
Source: Hennepin County parcel records.
City rental license
CHOWN: 4 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 35W, about 544 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).