1013 9th St NE

Rochester, MN · View the listing ↗

17 photos

Photos courtesy of Infinity Real Estate - Broker, via Realtor.com.

Asking price: $275,000
Monthly cash flow: −$252
Estimated rent: $2,525/mo
Break-even price: $227,653

Adjust the numbers See the full breakdown

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: $275,000
Cash to close: $63,250
Price per unit: $137,500
GRM: 9.1

Each month

Cash flow: −$252/mo
Cash-on-cash: −4.8%
Cap rate: 5.3%
DSCR: 0.83×

Break-even

Price that breaks even: $227,653
Rent that breaks even: $2,848/mo

Long run

Year 30: property vs stocks: $862K vs $560K
Cash flow turns positive: year 9

Monthly

Monthly breakdown

Rent	$2,525
Vacancy (6%)	−$152
Collected	$2,374
Property tax Listing	−$349
Insurance Estimate	−$179
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$202
Capital reserve (8% of rent)	−$202
Net operating income	$1,212
Mortgage (principal + interest)	−$1,464
Cash flow	−$252
Principal paid down (equity, not cash)	$186

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

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$96,646 of profit by year 30, before investment growth	$143,600
What you'd walk away with	$771,048
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($41,915 total by yr 30) investedThe money you'd have put into the building while it lost money	$243,002
What you'd walk away with	$515,140
Building minus stocks	$255,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$26,392 of profit by year 30, before investment growth	$32,198
What you'd walk away with	$659,645
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($93,615 total by yr 30) investedThe money you'd have put into the building while it lost money	$463,878
What you'd walk away with	$736,016
Building minus stocks	−$76,371

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$109,976 of profit by year 30, before investment growth	$169,372
What you'd walk away with	$774,003
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($33,419 total by yr 30) investedThe money you'd have put into the building while it lost money	$199,160
What you'd walk away with	$461,403
Building minus stocks	$312,600

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$34,001 of profit by year 30, before investment growth	$42,958
What you'd walk away with	$647,589
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($79,397 total by yr 30) investedThe money you'd have put into the building while it lost money	$405,025
What you'd walk away with	$667,267
Building minus stocks	−$19,678

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$140,688 of profit by year 30, before investment growth	$234,591
What you'd walk away with	$862,038
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($12,666 total by yr 30) investedThe money you'd have put into the building while it lost money	$78,742
What you'd walk away with	$560,217
Building minus stocks	$301,821

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$53,111 of profit by year 30, before investment growth	$72,597
What you'd walk away with	$700,044
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($47,044 total by yr 30) investedThe money you'd have put into the building while it lost money	$249,026
What you'd walk away with	$730,501
Building minus stocks	−$30,457

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$155,426 of profit by year 30, before investment growth	$268,972
What you'd walk away with	$873,603
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($8,244 total by yr 30) investedThe money you'd have put into the building while it lost money	$52,792
What you'd walk away with	$516,759
Building minus stocks	$356,844

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$62,917 of profit by year 30, before investment growth	$89,269
What you'd walk away with	$693,900
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($37,689 total by yr 30) investedThe money you'd have put into the building while it lost money	$205,366
What you'd walk away with	$669,333
Building minus stocks	$24,567

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$166,575 of profit by year 30, before investment growth	$296,344
What you'd walk away with	$923,792
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($5,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$36,801
What you'd walk away with	$622,945
Building minus stocks	$300,847

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$70,516 of profit by year 30, before investment growth	$102,821
What you'd walk away with	$730,268
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($31,516 total by yr 30) investedThe money you'd have put into the building while it lost money	$175,556
What you'd walk away with	$761,699
Building minus stocks	−$31,431

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$181,842 of profit by year 30, before investment growth	$335,829
What you'd walk away with	$940,460
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($2,925 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,726
What you'd walk away with	$584,555
Building minus stocks	$355,905

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$81,150 of profit by year 30, before investment growth	$122,729
What you'd walk away with	$727,360
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($24,187 total by yr 30) investedThe money you'd have put into the building while it lost money	$138,903
What you'd walk away with	$703,732
Building minus stocks	$23,628

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 $862K, stocks $560K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. 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 $1,275/mo · range $1,125–$1,725 · 8 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
115 16th St NE Unit B, Rochester	$2,000	2 / 1	1,227	0.7 mi	—	Apartment
211 1st St NE, Rochester	$1,445	2 / 2	868	0.8 mi	2025-07-10	Apartment
401 Broadway Ave N, Rochester	$1,771	2 / 1	768	0.8 mi	2025-04-30	Apartment
204 13th St NW, Rochester	$1,170	2 / 1	705	0.9 mi	2025-07-17	Apartment
517 5th Ave SE, Rochester	$1,350	2 / 1	1,074	1.1 mi	2026-07-31	Apartment
322 6th St SE Apt 1, Rochester	$1,100	2 / 1	800	1.2 mi	—	Apartment
537 Northern Hills Dr NE, Rochester	$1,145	2 / 1	711	1.2 mi	2025-11-04	Apartment
1614 8 1/2 St SE Apt C, Rochester	$1,100	2 / 1	795	1.4 mi	—	Duplex triplex

1 bed estimate $1,250/mo · range $1,000–$1,650 · 20 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
301 15th St NE, Rochester	$1,155	1 / 1	—	0.5 mi	2026-07-21	Apartment
1510 3rd Ave NE, Rochester	$1,155	1 / 1	—	0.6 mi	2026-09-09	Apartment
28 7th St NE, Rochester	$1,655	1 / 1	656	0.6 mi	2025-03-14	Apartment
115 16th St NE Unit C, Rochester	$1,650	1 / 1	920	0.7 mi	—	Apartment
519 E Center St, Rochester	$1,250	1 / 1	667	0.7 mi	2026-08-12	Apartment
211 1st St NE, Rochester	$1,345	1 / 1	602	0.8 mi	2025-07-10	Apartment
123 11th Ave SE Apt 5, Rochester	$885	1 / 1	800	0.8 mi	—	Apartment
401 Broadway Ave N, Rochester	$1,579	1 / 1	711	0.8 mi	2025-04-30	Apartment
400 1st Ave NW, Rochester	$1,297	1 / 1	—	0.8 mi	2025-04-08	Apartment
204 13th St NW, Rochester	$970	1 / 1	512	0.9 mi	2025-07-17	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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 1013 9TH ST NE

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 98 days on market

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 Listinglisting, tax year 2025. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$4,184
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,150
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. base rate	8% / 8%

Status history

2026-06-29New at $275,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$4,184
County	Olmsted
Parcel number	743621021432

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Rochester on rental licensing before you buy.