3740 Bryant Ave S

Triplex · 3 units: 2 bed / 1 bath and 1 bed / 1 bath ×2 unit split estimated · 1,999 sq ft

Minneapolis, MN · East Harriet · View the listing ↗

Overpriced

62 photos

Photos, via Realtor.com.

Needs more info before these numbers mean much. The city's rental license covers 2 unit(s); this analysis counts 3.

Asking price: $455,000
Monthly cash flow: −$817
Estimated rent: $3,800/mo
Break-even price: $301,544

Adjust the numbers See the full breakdown

From the listing

Excellent opportunity for an owner-occupant or investor in a highly desirable location near Uptown. This well-maintained property offers a strong rental history and provides a versatile opportunity for those looking to occupy one unit while generating income from the others, or for an investor seeking a quality addition to their portfolio. The property has been thoughtfully updated and meticulously maintained over the years, including a newer boiler and updated electrical, offering added peace of mind for the next owner. The spacious layout provides comfortable living areas, abundant natural light, and the character and functionality that make this property an attractive option for both owners and tenants. An additional bedroom and bathroom on the third floor provide valuable extra space and flexibility. This area creates exciting possibilities for a home office, guest accommodations, additional living space, or potentially converting the property into a triplex, subject to city approval and applicable zoning requirements. The location is another standout feature, offering convenient access to everything the Uptown area has to offer. Enjoy nearby restaurants, coffee shops, shopping, entertainment, parks, lakes, walking and biking trails, and convenient transportation routes. The property provides an excellent combination of neighborhood amenities and easy access to the surrounding Minneapolis area. Whether you're looking for an owner-occupied property that can help generate additional income or a well-positioned investment property with long-term potential, this is a unique opportunity in a desirable and convenient location.

Description from Realtor.com, MLS #7117472. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is priced like a triplex but the paper trail says two units. The city rental license covers 2, and the description only suggests the third-floor bedroom and bath could become a triplex 'subject to city approval'. Our numbers show about -$837 a month at $455K, and break-even is near $298K, so it doesn't work as an investment at today's rates. It might work as an owner-occupied house-hack if you value the location. Before a showing, get the rent roll, confirm how many legal units exist, and ask about the flat roof over the rear addition and the electrical.

Things to consider

Unit count is unverified The license covers 2 units, and a third unit may need approval. Rents and financing assume 3, so the value could be overstated.Listing says: “potentially converting the property into a triplex, subject to city approval and applicable zoning requirements”
The numbers don't work at asking Cash flow is about -$837 a month and the cap rate is 4.2%. You would need a big price drop to break even.
Non-homestead taxes are heavy Taxes of about $9,465 take a large share of rent from small units, and the county market value is above many comparables.
Rents are estimates only The listing states no rents, and our estimates ($1,175 to $1,425 per unit) are not confirmed by leases.
Systems partly updated, but flat roof is a risk A newer boiler and electrical help, but the rear flat roof is a common leak source and is a possible cost.From photo 7

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

doneNewer boilerListing says: including a newer boiler and updated electrical, offering added peace of mind for the next owner
doneUpdated electricalListing says: including a newer boiler and updated electrical, offering added peace of mind for the next owner

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: $455,000
Cash to close: $104,650
Price per unit: $151,667
GRM: 10.0

Each month

Cash flow: −$817/mo
Cash-on-cash: −9.4%
Cap rate: 4.2%
DSCR: 0.66×

Break-even

Price that breaks even: $301,544
Rent that breaks even: $4,834/mo

Long run

Year 30: property vs stocks: $1.13M vs $1.26M
Cash flow turns positive: year 18

Monthly

Monthly breakdown

Rent	$3,800
Vacancy (6%)	−$228
Collected	$3,572
Property tax Public record	−$789
Insurance Estimate	−$293
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (7% of rent)	−$266
Capital reserve (8% of rent)	−$304
Net operating income	$1,605
Mortgage (principal + interest)	−$2,422
Cash flow	−$817
Principal paid down (equity, not cash)	$308

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$1,126,883

Your equity when you sell: $1,038,140
Rental profits, invested at 7%: $88,743

Same money in stocks$1,262,606

Cash to close, invested at 7%: $796,622
Monthly shortfalls, invested: $465,983

Stocks come out $135,723 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 $1.13M, stocks $1.26M. 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–$1,675 · 9 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
3700 Grand Ave S, Minneapolis	$1,275	2 / 1	875	0.3 mi	2026-06-19	Apartment
3509 Emerson Ave S, Minneapolis	$1,399	2 / 1	950	0.3 mi	2026-09-03	Apartment
3721 Grand Ave S Unit 1, Minneapolis	$1,600	2 / 1	1,050	0.3 mi	2026-08-31	Multi family
3721 Grand Ave S Unit 2, Minneapolis	$1,600	2 / 1	1,050	0.3 mi	2026-08-29	Multi family
3452 Emerson Ave S, Minneapolis	$1,349	2 / 1	950	0.4 mi	2026-09-03	Apartment
3520 Grand Ave S, Minneapolis	$1,225	2 / 1	900	0.4 mi	2026-01-08	Apartment
3648 Blaisdell Ave Apt 2, Minneapolis	$1,595	2 / —	1,200	0.6 mi	2026-09-16	Duplex triplex
3305 Bryant Ave S, Minneapolis	$1,375	2 / 1	900	0.6 mi	2024-07-03	Apartment
3247 Lyndale Ave S, Minneapolis	$1,315	2 / 1	900	0.6 mi	2026-04-22	Apartment

1 bed estimate $1,175/mo · range $1,100–$1,375 · 19 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
3700 Lyndale Ave S, Minneapolis	$1,150	1 / 1	850	0.1 mi	2026-09-03	Apartment
3616 Bryant Ave S, Minneapolis	$1,425	1 / 1	530	0.2 mi	2026-02-06	Apartment
3554 Emerson Ave S, Minneapolis	$875	1 / 1	475	0.3 mi	2026-06-19	Apartment
3845 Grand Ave S, Minneapolis	$1,300	1 / 1	750	0.4 mi	2026-09-15	Apartment
3615 Grand Ave S, Minneapolis	$950	1 / 1	497	0.4 mi	2025-10-14	Apartment
3452 Emerson Ave S, Minneapolis	$1,150	1 / 1	825	0.4 mi	2026-09-03	Apartment
3538 Grand Ave S, Minneapolis	$1,015	1 / 1	565	0.4 mi	2026-08-05	Apartment
3410 Harriet Ave S, Minneapolis	$1,099	1 / 1	650	0.5 mi	2026-01-23	Apartment
3305 Bryant Ave S, Minneapolis	$1,100	1 / 1	700	0.6 mi	2024-07-03	Apartment
3527 Pillsbury Ave S, Minneapolis	$1,075	1 / 1	600	0.6 mi	2026-06-03	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 2 unit(s); this analysis counts 3. Public record: Minneapolis Active Rental Licenses: 3740 BRYANT AVE S, units=2
highThird unit may not be legal. Listing calls triplex conversion a possibility, and the license covers 2 units. Listing says: potentially converting the property into a triplex, subject to city approval and applicable zoning requirements · AI review
mediumAsking is $153,456 above the price where cash flow breaks even ($301,544) at the default scenario. Based on: Derived: price $455,000 vs. break-even $301,544
mediumDescription gives no rents, leases or income figures despite claiming a strong rental history. Listing says: This well-maintained property offers a strong rental history · AI review
mediumPriced about $205K above the break-even price, with 49 days on market. Based on: data: underwriting.break_even_price · AI review
mediumTaxes are high at non-homestead rates and weigh on cash flow. Based on: data: county.tax · AI review

Opportunities

Owner-occupy one unit and rent the others to offset the cost. Listing says: occupy one unit while generating income from the others · AI review
No rent cap in Minneapolis, so rents can rise with the market after improvements. Based on: data: underwriting.rent_rule · AI review
Price has room to negotiate given the gap to break-even and time on market. Based on: data: listing.days_on_market · AI review

Questions for the agent

How many units are legally licensed and what is the certificate of occupancy for the third floor?
Can I see the rent roll, leases and 12 months of expenses?
How old is the flat roof over the rear addition, and any leaks?
When was the boiler replaced and what electrical work was done, with permits?
Is the 'owner-occupant' unit currently occupied, and are tenants staying?
Which utilities does the owner pay, and is heat on one boiler?

Bottom line

At $455K for a two-license building with an unproven third unit, the numbers lose over $800 a month; only worth a look as a house-hack at a much lower price. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordHennepin County record, current payable year (non-homestead)	$9,465
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,520
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1911: +1 pt capital reserve; "fully updated" in the description: -1 pts each	7% / 8%

Price history Realtor.com

On the market since 2026-08-14 (52 days); down $20,000 (4.2%) from the first ask of $475,000; last sold for $297,500 on 2014-05-01.

Date	Event	Price
2026-09-08	Price changed	$455,000
2026-08-30	Price changed	$470,000
2026-08-14	Listed	$475,000
2014-05-01	Sold	$297,500
2014-03-20	Listed	$297,500
2004-11-29	Sold public record	$326,500
1996-12-17	Sold public record	$111,300
1996-10-31	Sold public record	$85,000
1991-08-29	Sold public record	$94,000
1990-08-31	Sold public record	$85,000

County record Public record

Recorded as	triplex
Living units	3
Year built	1911
Market value (2026)	$498,400
Property tax	$9,465
Special assessments	none
Homestead	no
Last sale	2014-04-01 · $297,500

Source: Hennepin County parcel records.

City rental license

CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 1289 m away.

Crime in East Harriet

159 incidents in the last 12 months (44 per 1,000 residents), +25% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).