1101 Jefferson St

Alexandria, MN · View the listing ↗

Cash flows

26 photos

Photos courtesy of Kvale Real Estate, via Realtor.com.

Asking price: $189,900
Monthly cash flow: $181
Estimated rent: $2,275/mo
Break-even price: $223,851

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: $189,900
Cash to close: $43,677
Price per unit: $94,950
GRM: 7.0

Each month

Cash flow: $181/mo
Cash-on-cash: 5.0%
Cap rate: 7.5%
DSCR: 1.18×

Break-even

Price that breaks even: $223,851
Rent that breaks even: $2,040/mo

Long run

Year 30: property vs stocks: $1.09M vs $332K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,275
Vacancy (6%)	−$136
Collected	$2,138
Property tax Listing	−$139
Insurance Estimate	−$191
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$182
Capital reserve (9% of rent)	−$205
Net operating income	$1,191
Mortgage (principal + interest)	−$1,011
Cash flow	$181
Principal paid down (equity, not cash)	$129

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	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $170,910 of principal by year 30	$0
Plus rental profits, invested at 7%$239,371 of profit by year 30, before investment growth	$485,750
What you'd walk away with	$919,031
If you put the same money in stocks
Cash to close ($24,687) invested at 7%	$187,924
Monthly shortfalls ($864 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,036
What you'd walk away with	$193,959
Building minus stocks	$725,072

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $170,910 of principal by year 30	$0
Plus rental profits, invested at 7%$138,695 of profit by year 30, before investment growth	$245,646
What you'd walk away with	$678,927
If you put the same money in stocks
Cash to close ($24,687) invested at 7%	$187,924
Monthly shortfalls ($10,066 total by yr 30) investedThe money you'd have put into the building while it lost money	$65,311
What you'd walk away with	$253,235
Building minus stocks	$425,692

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $161,910 of principal by year 30	$0
Plus rental profits, invested at 7%$260,334 of profit by year 30, before investment growth	$549,327
What you'd walk away with	$959,792
If you put the same money in stocks
Cash to close ($23,387) invested at 7%	$178,028
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	$178,028
Building minus stocks	$781,764

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $161,910 of principal by year 30	$0
Plus rental profits, invested at 7%$157,076 of profit by year 30, before investment growth	$293,360
What you'd walk away with	$703,825
If you put the same money in stocks
Cash to close ($23,387) invested at 7%	$178,028
Monthly shortfalls ($6,622 total by yr 30) investedThe money you'd have put into the building while it lost money	$43,411
What you'd walk away with	$221,439
Building minus stocks	$482,386

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $151,920 of principal by year 30	$0
Plus rental profits, invested at 7%$289,118 of profit by year 30, before investment growth	$655,977
What you'd walk away with	$1,089,258
If you put the same money in stocks
Cash to close ($43,677) invested at 7%	$332,480
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	$332,480
Building minus stocks	$756,778

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $151,920 of principal by year 30	$0
Plus rental profits, invested at 7%$179,380 of profit by year 30, before investment growth	$357,602
What you'd walk away with	$790,883
If you put the same money in stocks
Cash to close ($43,677) invested at 7%	$332,480
Monthly shortfalls ($141 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,004
What you'd walk away with	$333,485
Building minus stocks	$457,398

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $143,920 of principal by year 30	$0
Plus rental profits, invested at 7%$308,278 of profit by year 30, before investment growth	$716,308
What you'd walk away with	$1,126,772
If you put the same money in stocks
Cash to close ($41,377) invested at 7%	$314,972
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	$314,972
Building minus stocks	$811,800

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $143,920 of principal by year 30	$0
Plus rental profits, invested at 7%$198,399 of profit by year 30, before investment growth	$416,929
What you'd walk away with	$827,394
If you put the same money in stocks
Cash to close ($41,377) invested at 7%	$314,972
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	$314,972
Building minus stocks	$512,422

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $142,425 of principal by year 30	$0
Plus rental profits, invested at 7%$311,859 of profit by year 30, before investment growth	$727,582
What you'd walk away with	$1,160,863
If you put the same money in stocks
Cash to close ($53,172) invested at 7%	$404,759
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	$404,759
Building minus stocks	$756,104

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $142,425 of principal by year 30	$0
Plus rental profits, invested at 7%$201,980 of profit by year 30, before investment growth	$428,203
What you'd walk away with	$861,484
If you put the same money in stocks
Cash to close ($53,172) invested at 7%	$404,759
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	$404,759
Building minus stocks	$456,725

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $134,925 of principal by year 30	$0
Plus rental profits, invested at 7%$329,822 of profit by year 30, before investment growth	$784,143
What you'd walk away with	$1,194,607
If you put the same money in stocks
Cash to close ($50,372) invested at 7%	$383,445
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	$383,445
Building minus stocks	$811,162

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $134,925 of principal by year 30	$0
Plus rental profits, invested at 7%$219,943 of profit by year 30, before investment growth	$484,764
What you'd walk away with	$895,228
If you put the same money in stocks
Cash to close ($50,372) invested at 7%	$383,445
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	$383,445
Building minus stocks	$511,783

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 $1.09M, stocks $332K. 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.

1 bed estimate $1,250/mo · range $900–$1,350 · 7 rentals within 2.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
305 4th Ave E Apt 7, Alexandria	$900	1 / 1	—	0.6 mi	—	Apartment
411 Elm St Apt 1, Alexandria	$875	1 / 1	—	0.7 mi	—	Apartment
917 4th Ave E, Alexandria	$1,405	1 / 1	802	0.7 mi	2026-06-30	Apartment
319 Fairgrounds Rd Apt 111, Alexandria	$744	1 / 1	550	1.0 mi	2026-10-01	Apartment
4727 Arbor Xing SE Apt 109, Alexandria	$1,215	1 / 1	745	2.4 mi	—	Apartment
4727 Arbor Xing SE Apt 212, Alexandria	$1,265	1 / 1	850	2.4 mi	—	Apartment
4727 Arbor Xing SE Apt 114, Alexandria	$1,315	1 / 1	745	2.4 mi	—	Apartment

0 bed estimate $1,025/mo · range $825–$1,275 · 82 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1420 Jefferson St Apt 5, Alexandria	$800	0 / 1	—	0.3 mi	—	Apartment
1420 Jefferson St Apt 7, Alexandria	$950	0 / —	—	0.3 mi	—	Apartment
3707 S Broadway St Apt 301, Alexandria	$1,785	0 / —	—	1.6 mi	—	Apartment
910 34th Ave W Apt 25, Alexandria	$825	0 / 1	—	1.7 mi	—	Apartment
215 Central Ave, Long Prairie	$800	0 / 1	—	25.4 mi	2026-08-31	Apartment
616 Highway 71 NE, Willmar	$745	0 / 1	—	54.5 mi	2025-04-26	Apartment
720 Roberts Rd, Sartell	$1,145	0 / 1	550	58.9 mi	2026-09-02	Apartment
2409 County Road 74, Saint Cloud	$760	0 / 1	601	60.9 mi	2025-09-25	Apartment
1536 Northway Dr Apt 213, Saint Cloud	$465	0 / 1	250	61.2 mi	2023-12-04	Apartment
1536 Northway Dr Apt 211, Saint Cloud	$495	0 / 1	275	61.2 mi	2023-09-25	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 1101 JEFFERSON ST

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 329 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.	$1,672
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,292
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 1916: +1 pt capital reserve	8% / 9%

Status history

2025-11-10New at $189,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$1,672
County	Douglas
Parcel number	631682000

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 Alexandria on rental licensing before you buy.