109 10th Ave SE

43 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $245,000
Monthly cash flow: −$79
Estimated rent: $2,400/mo
Break-even price: $230,158

Adjust the numbers See the full breakdown

From the listing

Great opportunity in a convenient Waseca location! This duplex offers two separate 2-bedroom, 1 bathroom units, each with it's own laundry, making it a versatile option for an owner-occupant, investment property, or someone looking for additional living space. One unit includes an attached garage, while the other has a private driveway. Whether you're lookin to live in one unit while renting the other, add an investment property to your portfolio, or utilize both units for your own needs, this property offers plenty of flexibility. Don miss your opportunity to see all this property has to offer! Schedule your private showing today!

Listing courtesy of Edina Realty, Inc. (Brittany Krueger). Description from Realtor.com, MLS #7153133. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $245,000
Cash to close: $56,350
Price per unit: $122,500
GRM: 8.5

Each month

Cash flow: −$79/mo
Cash-on-cash: −1.7%
Cap rate: 6.0%
DSCR: 0.94×

Break-even

Price that breaks even: $230,158
Rent that breaks even: $2,501/mo

Long run

Year 30: property vs stocks: $938K vs $440K
Cash flow turns positive: year 4

Monthly

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Listing	−$218
Insurance Estimate	−$199
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (8% of rent)	−$192
Net operating income	$1,225
Mortgage (principal + interest)	−$1,304
Cash flow	−$79
Principal paid down (equity, not cash)	$166

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	$594,679
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $220,500 of principal by year 30	$0
Plus rental profits, invested at 7%$151,316 of profit by year 30, before investment growth	$255,153
What you'd walk away with	$814,151
If you put the same money in stocks
Cash to close ($31,850) invested at 7%	$242,450
Monthly shortfalls ($18,112 total by yr 30) investedThe money you'd have put into the building while it lost money	$114,769
What you'd walk away with	$357,219
Building minus stocks	$456,932

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,679
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $220,500 of principal by year 30	$0
Plus rental profits, invested at 7%$65,404 of profit by year 30, before investment growth	$92,124
What you'd walk away with	$651,123
If you put the same money in stocks
Cash to close ($31,850) invested at 7%	$242,450
Monthly shortfalls ($48,117 total by yr 30) investedThe money you'd have put into the building while it lost money	$267,569
What you'd walk away with	$510,019
Building minus stocks	$141,104

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $211,500 of principal by year 30	$0
Plus rental profits, invested at 7%$168,236 of profit by year 30, before investment growth	$295,415
What you'd walk away with	$831,597
If you put the same money in stocks
Cash to close ($30,550) invested at 7%	$232,554
Monthly shortfalls ($13,206 total by yr 30) investedThe money you'd have put into the building while it lost money	$85,418
What you'd walk away with	$317,973
Building minus stocks	$513,624

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $211,500 of principal by year 30	$0
Plus rental profits, invested at 7%$77,284 of profit by year 30, before investment growth	$113,294
What you'd walk away with	$649,476
If you put the same money in stocks
Cash to close ($30,550) invested at 7%	$232,554
Monthly shortfalls ($38,171 total by yr 30) investedThe money you'd have put into the building while it lost money	$219,125
What you'd walk away with	$451,680
Building minus stocks	$197,796

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,679
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $196,000 of principal by year 30	$0
Plus rental profits, invested at 7%$200,125 of profit by year 30, before investment growth	$378,987
What you'd walk away with	$937,985
If you put the same money in stocks
Cash to close ($56,350) invested at 7%	$428,951
Monthly shortfalls ($1,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$11,198
What you'd walk away with	$440,148
Building minus stocks	$497,837

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,679
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $196,000 of principal by year 30	$0
Plus rental profits, invested at 7%$100,550 of profit by year 30, before investment growth	$158,809
What you'd walk away with	$717,807
If you put the same money in stocks
Cash to close ($56,350) invested at 7%	$428,951
Monthly shortfalls ($17,969 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,848
What you'd walk away with	$535,799
Building minus stocks	$182,008

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $188,000 of principal by year 30	$0
Plus rental profits, invested at 7%$217,968 of profit by year 30, before investment growth	$430,320
What you'd walk away with	$966,502
If you put the same money in stocks
Cash to close ($54,050) invested at 7%	$411,442
Monthly shortfalls ($309 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,200
What you'd walk away with	$413,642
Building minus stocks	$552,860

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $188,000 of principal by year 30	$0
Plus rental profits, invested at 7%$114,002 of profit by year 30, before investment growth	$187,653
What you'd walk away with	$723,835
If you put the same money in stocks
Cash to close ($54,050) invested at 7%	$411,442
Monthly shortfalls ($12,260 total by yr 30) investedThe money you'd have put into the building while it lost money	$75,361
What you'd walk away with	$486,803
Building minus stocks	$237,032

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,679
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $183,750 of principal by year 30	$0
Plus rental profits, invested at 7%$227,838 of profit by year 30, before investment growth	$460,171
What you'd walk away with	$1,019,170
If you put the same money in stocks
Cash to close ($68,600) invested at 7%	$522,201
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	$522,201
Building minus stocks	$496,969

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,679
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $183,750 of principal by year 30	$0
Plus rental profits, invested at 7%$121,550 of profit by year 30, before investment growth	$204,650
What you'd walk away with	$763,649
If you put the same money in stocks
Cash to close ($68,600) invested at 7%	$522,201
Monthly shortfalls ($9,629 total by yr 30) investedThe money you'd have put into the building while it lost money	$60,308
What you'd walk away with	$582,508
Building minus stocks	$181,141

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $176,250 of principal by year 30	$0
Plus rental profits, invested at 7%$245,801 of profit by year 30, before investment growth	$516,732
What you'd walk away with	$1,052,914
If you put the same money in stocks
Cash to close ($65,800) invested at 7%	$500,886
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	$500,886
Building minus stocks	$552,028

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $176,250 of principal by year 30	$0
Plus rental profits, invested at 7%$135,621 of profit by year 30, before investment growth	$238,063
What you'd walk away with	$774,245
If you put the same money in stocks
Cash to close ($65,800) invested at 7%	$500,886
Monthly shortfalls ($5,736 total by yr 30) investedThe money you'd have put into the building while it lost money	$37,160
What you'd walk away with	$538,046
Building minus stocks	$236,199

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 $938K, stocks $440K. 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 $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
208 N State St Unit 6, Waseca	$1,195	2 / 1	1,000	0.6 mi	—	Apartment
109 7th St NW, Waseca	$1,015	2 / 1	800	0.7 mi	2026-06-27	Apartment
509 4th St NE, Waseca	$995	2 / 1	603	0.8 mi	2026-09-10	Apartment
200 19th Ave NW, Waseca	$1,800	2 / 2	882	1.8 mi	2026-02-27	Apartment
115-121 N Main St, Janesville	$900	2 / 1	900	10.4 mi	2026-08-25	Apartment
110 W Front St, Janesville	$1,000	2 / 1	924	10.4 mi	2026-08-19	Apartment
103 1/2 3rd St S, Waterville	$1,200	2 / 1	800	10.7 mi	2026-05-27	Apartment
203 1st St N Apt 3, Elysian	$950	2 / 1	—	12.3 mi	2024-04-16	Apartment
660 Mound St, Owatonna	$1,295	2 / 1	918	13.3 mi	2026-07-21	Apartment
614 W Bridge St, Owatonna	$1,325	2 / 1	754	13.3 mi	2025-01-03	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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 109 10TH AVE SE

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 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.	$2,616
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,388
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

2026-10-01New at $245,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,616
County	Waseca
Parcel number	171550030

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 Waseca on rental licensing before you buy.