1020 Rosewood St

Brainerd, MN · View the listing ↗

Cash flows

17 photos

Photos, via Realtor.com.

Asking price: $212,000
Monthly cash flow: $256
Estimated rent: $2,500/mo
Break-even price: $260,027

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: $212,000
Cash to close: $48,760
Price per unit: $106,000
GRM: 7.1

Each month

Cash flow: $256/mo
Cash-on-cash: 6.3%
Cap rate: 7.8%
DSCR: 1.23×

Break-even

Price that breaks even: $260,027
Rent that breaks even: $2,168/mo

Long run

Year 30: property vs stocks: $1.31M vs $371K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,500
Vacancy (6%)	−$150
Collected	$2,350
Property tax Listing	−$104
Insurance Estimate	−$207
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$200
Capital reserve (9% of rent)	−$225
Net operating income	$1,384
Mortgage (principal + interest)	−$1,128
Cash flow	$256
Principal paid down (equity, not cash)	$144

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	$514,580
Minus 6% selling cost	−$30,875
Minus loan still owedTenants' rent paid down all $190,800 of principal by year 30	$0
Plus rental profits, invested at 7%$301,189 of profit by year 30, before investment growth	$627,544
What you'd walk away with	$1,111,248
If you put the same money in stocks
Cash to close ($27,560) invested at 7%	$209,794
Monthly shortfalls ($56 total by yr 30) investedThe money you'd have put into the building while it lost money	$399
What you'd walk away with	$210,193
Building minus stocks	$901,055

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$514,580
Minus 6% selling cost	−$30,875
Minus loan still owedTenants' rent paid down all $190,800 of principal by year 30	$0
Plus rental profits, invested at 7%$188,382 of profit by year 30, before investment growth	$350,572
What you'd walk away with	$834,277
If you put the same money in stocks
Cash to close ($27,560) invested at 7%	$209,794
Monthly shortfalls ($7,996 total by yr 30) investedThe money you'd have put into the building while it lost money	$52,416
What you'd walk away with	$262,209
Building minus stocks	$572,068

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$490,307
Minus 6% selling cost	−$29,418
Minus loan still owedTenants' rent paid down all $181,800 of principal by year 30	$0
Plus rental profits, invested at 7%$322,958 of profit by year 30, before investment growth	$696,757
What you'd walk away with	$1,157,646
If you put the same money in stocks
Cash to close ($26,260) invested at 7%	$199,898
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$199,898
Building minus stocks	$957,748

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$490,307
Minus 6% selling cost	−$29,418
Minus loan still owedTenants' rent paid down all $181,800 of principal by year 30	$0
Plus rental profits, invested at 7%$207,064 of profit by year 30, before investment growth	$399,918
What you'd walk away with	$860,807
If you put the same money in stocks
Cash to close ($26,260) invested at 7%	$199,898
Monthly shortfalls ($4,852 total by yr 30) investedThe money you'd have put into the building while it lost money	$32,148
What you'd walk away with	$232,046
Building minus stocks	$628,761

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$514,580
Minus 6% selling cost	−$30,875
Minus loan still owedTenants' rent paid down all $169,600 of principal by year 30	$0
Plus rental profits, invested at 7%$357,633 of profit by year 30, before investment growth	$823,919
What you'd walk away with	$1,307,624
If you put the same money in stocks
Cash to close ($48,760) invested at 7%	$371,174
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$371,174
Building minus stocks	$936,450

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$514,580
Minus 6% selling cost	−$30,875
Minus loan still owedTenants' rent paid down all $169,600 of principal by year 30	$0
Plus rental profits, invested at 7%$236,886 of profit by year 30, before investment growth	$494,932
What you'd walk away with	$978,636
If you put the same money in stocks
Cash to close ($48,760) invested at 7%	$371,174
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$371,174
Building minus stocks	$607,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$490,307
Minus 6% selling cost	−$29,418
Minus loan still owedTenants' rent paid down all $161,600 of principal by year 30	$0
Plus rental profits, invested at 7%$376,793 of profit by year 30, before investment growth	$884,251
What you'd walk away with	$1,345,139
If you put the same money in stocks
Cash to close ($46,460) invested at 7%	$353,665
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$353,665
Building minus stocks	$991,474

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$490,307
Minus 6% selling cost	−$29,418
Minus loan still owedTenants' rent paid down all $161,600 of principal by year 30	$0
Plus rental profits, invested at 7%$256,047 of profit by year 30, before investment growth	$555,263
What you'd walk away with	$1,016,151
If you put the same money in stocks
Cash to close ($46,460) invested at 7%	$353,665
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$353,665
Building minus stocks	$662,486

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$514,580
Minus 6% selling cost	−$30,875
Minus loan still owedTenants' rent paid down all $159,000 of principal by year 30	$0
Plus rental profits, invested at 7%$383,020 of profit by year 30, before investment growth	$903,858
What you'd walk away with	$1,387,563
If you put the same money in stocks
Cash to close ($59,360) invested at 7%	$451,863
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$451,863
Building minus stocks	$935,700

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$514,580
Minus 6% selling cost	−$30,875
Minus loan still owedTenants' rent paid down all $159,000 of principal by year 30	$0
Plus rental profits, invested at 7%$262,274 of profit by year 30, before investment growth	$574,870
What you'd walk away with	$1,058,575
If you put the same money in stocks
Cash to close ($59,360) invested at 7%	$451,863
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$451,863
Building minus stocks	$606,712

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$490,307
Minus 6% selling cost	−$29,418
Minus loan still owedTenants' rent paid down all $151,500 of principal by year 30	$0
Plus rental profits, invested at 7%$400,984 of profit by year 30, before investment growth	$960,419
What you'd walk away with	$1,421,307
If you put the same money in stocks
Cash to close ($56,560) invested at 7%	$430,549
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$430,549
Building minus stocks	$990,758

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$490,307
Minus 6% selling cost	−$29,418
Minus loan still owedTenants' rent paid down all $151,500 of principal by year 30	$0
Plus rental profits, invested at 7%$280,237 of profit by year 30, before investment growth	$631,431
What you'd walk away with	$1,092,320
If you put the same money in stocks
Cash to close ($56,560) invested at 7%	$430,549
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$430,549
Building minus stocks	$661,771

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 $1.31M, stocks $371K. 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 $1,250/mo · range $1,000–$1,550 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
916 S 8th St, Brainerd	$1,060	2 / 1	776	0.2 mi	2024-04-15	Apartment
922 Broadway St, Brainerd	$995	2 / 1	—	0.2 mi	2026-03-04	Apartment
1509 Norwood St, Brainerd	$895	2 / 1	—	0.5 mi	2026-09-07	Apartment
2100 Breilly Ct Unit 2219, Brainerd	$1,449	2 / 1	—	0.7 mi	—	Apartment
941 28th St SE, Brainerd	$1,550	2 / 2	964	1.3 mi	—	Apartment
623 28th St SE, Brainerd	$1,550	2 / 2	964	1.3 mi	2026-02-05	Apartment
Buffalo Hills Ln E, Brainerd	$1,250	2 / 2	—	1.4 mi	2026-08-12	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 1020 ROSEWOOD ST

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 109 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 2026. 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.	$1,248
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,484
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 1888: +1 pt capital reserve	8% / 9%

Status history

2026-06-18New at $212,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$1,248
County	Crow Wing
Parcel number	09174020000X009

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 Brainerd on rental licensing before you buy.