3012 Bryant Ave S

5 units · 5 units: 2 bed / 1 bath ×5 unit split estimated · 3,848 sq ft

Minneapolis, MN · South Uptown · View the listing ↗

Cash flows

29 photos

Photos, 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: $599,000
Monthly cash flow: $554
Estimated rent: $7,625/mo
Break-even price: $703,068

Adjust the numbers See the full breakdown

From the listing

3012 Bryant Ave S is a 4-plex multifamily property located in the heart of Uptown in Minneapolis. With a Walk Score of 96 and strong transit access, this property sits in one of the city's most connected neighborhoods, just blocks from Bde Maka Ska and Lake of the Isles. Lakeside trails, dining, retail, and nightlife are all within easy reach. The building offers a desirable mix of 2-bed and 3-bed layouts ranging from approximately 900 to 1,000 square feet. Units feature hardwood floors, generous closet space, and upper-floor porches, with updates made to kitchens and baths. Tenants are responsible for their own electricity and cooking gas, lowering owner operating costs. Outside, a fenced backyard provides shared green space for tenant's enjoyment. The parking lot accommodates four deep parking spots with room for tandem parking, which is a meaningful amenity in a high-demand rental submarket where off-street parking adds real competitive value.

Description from Realtor.com, MLS #6716701. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 4-plex on paper, but the county and listing data count 5 units and the city rental license covers only 4. That gap is the first thing to resolve, because the fifth unit may be unlicensed or not legal. Our numbers show about $554/mo cash flow at asking and a 7.5% cap, assuming we get $1,525 per 2-bed on all five. The listing gives no rents, no lease terms and no expenses, so that income is our estimate, not the seller's. The seller paid $805K in 2019 and is now at $599K after 180 days, so there's room to negotiate. It could be worth a showing, but only after you get the rent roll, the unit count confirmed and the roof age.

Things to consider

Unit count mismatch If the fifth unit isn't licensed, that income could be at risk and you may face compliance costs. Underwriting counts five units.
Rents are unverified Our $1,525 per unit is an estimate, so actual rents could be lower or higher. Cash flow of $554/mo is thin if estimates are off.
Heat cost and boiler One hot-water system probably means the owner pays heat, which can eat thousands of dollars a year. Confirm with utility bills.
Dated interiors Photos suggest the updates are cosmetic rather than full renovations. Budget for kitchen and bath work as units turn.From photo 7
Flat roof and 1915 building Flat roofs fail without warning and can be costly. Get the age and an inspection before offering.
Negotiating room Long time on market and a price below the 2019 sale give you leverage, especially if the unit count or roof issues turn up.

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

doneKitchen and bath updates (extent unspecified)Listing says: with updates made to kitchens and baths

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: $599,000
Cash to close: $137,770
Price per unit: $119,800
GRM: 6.5

Each month

Cash flow: $554/mo
Cash-on-cash: 4.8%
Cap rate: 7.5%
DSCR: 1.17×

Break-even

Price that breaks even: $703,068
Rent that breaks even: $6,896/mo

Long run

Year 30: property vs stocks: $3.38M vs $1.05M
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$7,625
Vacancy (6%)	−$458
Collected	$7,168
Property tax Public record	−$1,067
Insurance Estimate	−$501
Water, sewer, trash Estimate	−$425
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$686
Capital reserve (9% of rent)	−$686
Net operating income	$3,742
Mortgage (principal + interest)	−$3,188
Cash flow	$554
Principal paid down (equity, not cash)	$406

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

If you buy this building$3,384,510

Your equity when you sell: $1,366,694
Rental profits, invested at 7%: $2,017,815

Same money in stocks$1,048,740

Cash to close, invested at 7%: $1,048,740

The building comes out $2,335,770 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

This propertyStocks at 7%

Year 30 (loan paid off): property $3.38M, stocks $1.05M. The property wins.

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 $1,525/mo · range $1,400–$1,700 · 24 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
500 W Lake St Apt 730, Minneapolis	$2,155	2 / 1	951	0.3 mi	—	Apartment
500 W Lake St Apt 222, Minneapolis	$1,699	2 / 1	951	0.3 mi	—	Apartment
2833 Lyndale Ave S, Minneapolis	$2,144	2 / 1	1,009	0.3 mi	2024-04-12	Apartment
2941 Harriet Ave S, Minneapolis	$1,425	2 / 1	566	0.3 mi	2026-06-23	Apartment
410 W Lake St, Minneapolis	$1,715	2 / 1	877	0.3 mi	2026-03-04	Apartment
2825 Fremont Ave S, Minneapolis	$1,635	2 / 1	925	0.3 mi	2024-04-12	Apartment
3247 Lyndale Ave S, Minneapolis	$1,315	2 / 1	900	0.3 mi	2026-04-22	Apartment
3305 Bryant Ave S, Minneapolis	$1,375	2 / 1	900	0.4 mi	2024-07-03	Apartment
2800 Grand Ave S, Minneapolis	$1,195	2 / 1	800	0.4 mi	2025-01-03	Apartment
2800 Girard Ave S, Minneapolis	$1,585	2 / 1	830	0.4 mi	2024-06-11	Apartment

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: 3012 BRYANT AVE S, units=4
highListing calls it a 4-plex, but the county counts 5 units. Verify the fifth unit is legal and licensed. Based on: data: county.living_units · AI review
mediumFlat roof per the city assessor: get its age and a moisture inspection. Public record: Hennepin County parcel 0402824110050: roof=Flat, exterior=WOOD
mediumHeat is hot water (boiler/radiators). If it's one central boiler, the owner pays heat. The listing mentions only electric and cooking gas as tenant-paid. Based on: data: county.heat_type · AI review
mediumTaxes are high at $12.8K, and the non-homestead status means no tax reduction after purchase. Based on: data: county.tax · AI review
low$492 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 0402824110050: special assessments (current) = $492.35
lowSale history: seller paid $805K in 2019, and county market value is $677K. Asking is below the old price but still above assessed value. Based on: data: county.last_sale_price · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 180 days on market, 1 price cuts
Off-street parking for four cars with tandem room is a real edge in Uptown. Listing says: The parking lot accommodates four deep parking spots with room for tandem parking · AI review
Minneapolis has no rent cap, so rents can follow the market after a refresh. Based on: data: underwriting.rent_rule · AI review
180 days on market and a price well below the 2019 sale suggest the seller may take a lower offer. Based on: data: listing.days_on_market · AI review

Questions for the agent

Is it 4 units or 5? Is the fifth unit legal, licensed and with proper egress?
Can I see the rent roll, lease dates and trailing-12 expenses?
Is there one boiler or separate heat per unit, and who pays the gas for it?
How old is the flat roof, and has there been any leaking?
What are the $492 in special assessments for, and will they be paid at closing?
What updates were done to kitchens and baths, and when?

Bottom line

Well-located Uptown building with a unit-count mismatch and no rent data, so verify the license and rent roll before trusting the 7.5% cap. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)	$12,808
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$6,008
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 1915: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear	9% / 9%

Price history Realtor.com

On the market since 2026-04-08 (180 days); down $35,999 (5.7%) from the first ask of $634,999; last sold for $805,000 on 2019-09-30.

Date	Event	Price
2026-07-06	Price changed	$599,000
2026-04-08	Listed	$634,999
2019-09-30	Sold	$805,000
2009-07-31	Sold	$335,000
2009-06-13	Listed	$299,850
2005-12-02	Sold public record	$576,300
1997-02-06	Sold public record	$120,000
1997-02-03	Sold public record	$36,000

County record Public record

Recorded as	apartment 4 or 5 unit
Living units	5
Year built	1915
Market value (2026)	$677,000
Property tax	$12,808
Special assessments	$492
Homestead	no
Last sale	2019-09-01 · $805,000

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 1249 m away.

Crime in South Uptown

337 incidents in the last 12 months (57 per 1,000 residents), −13% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).