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3322 Clinton Ave

Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 3,174 sq ft

Minneapolis, MN · Central · Listing office ↗ · Find the listing ↗

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Asking price
$399,900
2 units · $200K per unit
Monthly cash flow
−$174
at 20% down, 7%
Estimated rent
$3,750/mo
medium confidence · 18 rentals within 1.5 mi
Break-even price
$367,148
where cash flow hits $0

Adjust the numbers See the full breakdown

The numbers

Down payment %
Offer $
Management
Interest rate %
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
$399,900
Cash to close
$91,977
Price per unit
$199,950
GRM
8.9

Each month

Cash flow
−$174/mo
Cash-on-cash
−2.3%
Cap rate
5.9%
DSCR
0.92×

Break-even

Price that breaks even
$367,148
Rent that breaks even
$3,976/mo

Long run

Year 30: property vs stocks
$1.48M vs $730K
Cash flow turns positive
year 5

Monthly

Monthly breakdown

Rent$3,750
Vacancy (6%)−$225
Collected$3,525
Property tax Public record−$466
Insurance Estimate−$238
Water, sewer, trash Estimate−$170
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (8% of rent)−$300
Capital reserve (9% of rent)−$338
Net operating income$1,954
Mortgage (principal + interest)−$2,128
Cash flow−$174
Principal paid down (equity, not cash)$271

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$1,483,336
Your equity when you sell
$912,422

Sells for $970,662 (value up 3% a year), minus 6% selling cost ($58,240). Rent paid down $319,920 of loan.

Rental profits, invested at 7%
$570,913

$308,458 of cash flow over 30 years, plus what it earned invested.

Same money in stocks$730,042
Cash to close, invested at 7%
$700,152

$91,977 put into an index fund instead of the down payment and closing costs.

Monthly shortfalls, invested
$29,889

$4,412 you'd have paid in while the building lost money, invested instead.

The building comes out $753,294 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 $1.48M, stocks $730K. 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.

3 bed estimate $1,875/mo · range $1,750–$2,175 · 18 rentals within 1.5 mi

AddressRentBd / BaSq ftDistanceListedType
3336 4th Ave S Apt 4, Minneapolis $1,595 3 / 1 1,100 0.1 mi — Apartment
3336 4th Ave S Apt 2, Minneapolis $1,795 3 / 1 1,100 0.1 mi — Apartment
3208 Blaisdell Ave Apt 3, Minneapolis $1,750 3 / 1 1,220 0.4 mi 2024-07-22 Apartment
2821 1st Ave S, Minneapolis $1,600 3 / 1 1,743 0.6 mi 2026-06-17 Apartment
200 E 27th St, Minneapolis $1,835 3 / 1 1,400 0.8 mi 2026-09-15 Apartment
705 W 31st St, Minneapolis $1,775 3 / 1 725 0.9 mi 2025-03-22 Apartment
711 W 28th St, Minneapolis $1,595 3 / 1 1,000 1.1 mi — Apartment
3520 Dupont Level Ave S Unit Lower, Minneapolis $2,595 3 / 1 1,600 1.1 mi 2026-05-31 Duplex triplex
912 E 25th St Apt 2, Minneapolis $1,695 3 / 1 1,014 1.2 mi — Apartment
912 E 25th St Apt 3, Minneapolis $1,675 3 / 1 1,014 1.2 mi — 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

  • mediumRental license Tier 2: the city has flagged more violations than typical; expect more frequent inspections and repair orders. Public record: Minneapolis Active Rental Licenses: 3322 CLINTON AVE, grade/tier=Tier 2, status=Active

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)$5,588
Insurance / yr Estimateestimate. from units, square feet and age; get a quote$2,853
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid$170
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 reserve8% / 9%

Status history

  • New at $399,900

County record Public record

Recorded asduplex
Living units2
Year built1900
Market value (2026)$294,200
Property tax$5,588
Special assessmentsnone
Homesteadno
Last sale2020-11-01 · $354,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 2 unit(s), Tier 2, status active, renews 2027-03-01.

Nearest highway

I 35W, about 211 m away.

Crime in Central

411 incidents in the last 12 months (50 per 1,000 residents), −9% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).