116 W Jessie St

Cash flows

54 photos

Photos, via Realtor.com.

Asking price: $278,000
Monthly cash flow: $554
Estimated rent: $3,525/mo
Break-even price: $382,103

Adjust the numbers See the full breakdown

From the listing

Rare mixed-use investment opportunity in the heart of downtown Rushford! Fully renovated in 2013, including major updates to the plumbing, electrical, bathrooms, and utilities, this well-maintained property offers exceptional versatility and income potential. The main level features a vacant commercial space that was most recently operated as a coffee shop and cafe, complete with a kitchen, drive through, pressed-tin ceilings, beautiful inside seating area, and sidewalk cafe seating, making it ready for your next business venture or tenant. The property also includes three residential units: a one-bedroom, one-bath unit, a two-bedroom, one-bath unit, and a three-bedroom, one-bath unit, providing immediate rental income from three occupied residential units while you lease or occupy the commercial space. Whether you're an investor or an entrepreneur, this is a rare opportunity to own a character-filled, income-producing property in the heart of downtown Rushford.

Description from Realtor.com, MLS #7111035. 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: $278,000
Cash to close: $63,940
Price per unit: $92,667
GRM: 6.6

Each month

Cash flow: $554/mo
Cash-on-cash: 10.4%
Cap rate: 8.8%
DSCR: 1.37×

Break-even

Price that breaks even: $382,103
Rent that breaks even: $2,824/mo

Long run

Year 30: property vs stocks: $2.05M vs $487K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,525
Vacancy (6%)	−$212
Collected	$3,314
Property tax Listing	−$98
Insurance Estimate	−$338
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (7% of rent)	−$247
Capital reserve (8% of rent)	−$282
Net operating income	$2,034
Mortgage (principal + interest)	−$1,480
Cash flow	$554
Principal paid down (equity, not cash)	$188

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	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $250,200 of principal by year 30	$0
Plus rental profits, invested at 7%$517,822 of profit by year 30, before investment growth	$1,159,027
What you'd walk away with	$1,793,319
If you put the same money in stocks
Cash to close ($36,140) invested at 7%	$275,107
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	$275,107
Building minus stocks	$1,518,212

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $250,200 of principal by year 30	$0
Plus rental profits, invested at 7%$349,041 of profit by year 30, before investment growth	$705,415
What you'd walk away with	$1,339,708
If you put the same money in stocks
Cash to close ($36,140) invested at 7%	$275,107
Monthly shortfalls ($1,471 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,261
What you'd walk away with	$285,368
Building minus stocks	$1,054,340

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $241,200 of principal by year 30	$0
Plus rental profits, invested at 7%$539,648 of profit by year 30, before investment growth	$1,228,640
What you'd walk away with	$1,840,116
If you put the same money in stocks
Cash to close ($34,840) invested at 7%	$265,211
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	$265,211
Building minus stocks	$1,574,905

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $241,200 of principal by year 30	$0
Plus rental profits, invested at 7%$369,635 of profit by year 30, before investment growth	$766,472
What you'd walk away with	$1,377,948
If you put the same money in stocks
Cash to close ($34,840) invested at 7%	$265,211
Monthly shortfalls ($240 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,704
What you'd walk away with	$266,915
Building minus stocks	$1,111,033

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $222,400 of principal by year 30	$0
Plus rental profits, invested at 7%$591,912 of profit by year 30, before investment growth	$1,417,062
What you'd walk away with	$2,051,355
If you put the same money in stocks
Cash to close ($63,940) invested at 7%	$486,728
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	$486,728
Building minus stocks	$1,564,627

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $222,400 of principal by year 30	$0
Plus rental profits, invested at 7%$421,659 of profit by year 30, before investment growth	$953,190
What you'd walk away with	$1,587,482
If you put the same money in stocks
Cash to close ($63,940) invested at 7%	$486,728
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	$486,728
Building minus stocks	$1,100,754

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $214,400 of principal by year 30	$0
Plus rental profits, invested at 7%$611,073 of profit by year 30, before investment growth	$1,477,393
What you'd walk away with	$2,088,869
If you put the same money in stocks
Cash to close ($61,640) invested at 7%	$469,219
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	$469,219
Building minus stocks	$1,619,650

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $214,400 of principal by year 30	$0
Plus rental profits, invested at 7%$440,820 of profit by year 30, before investment growth	$1,013,521
What you'd walk away with	$1,624,997
If you put the same money in stocks
Cash to close ($61,640) invested at 7%	$469,219
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	$469,219
Building minus stocks	$1,155,778

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $208,500 of principal by year 30	$0
Plus rental profits, invested at 7%$625,204 of profit by year 30, before investment growth	$1,521,888
What you'd walk away with	$2,156,180
If you put the same money in stocks
Cash to close ($77,840) invested at 7%	$592,538
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	$592,538
Building minus stocks	$1,563,642

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $208,500 of principal by year 30	$0
Plus rental profits, invested at 7%$454,951 of profit by year 30, before investment growth	$1,058,015
What you'd walk away with	$1,692,307
If you put the same money in stocks
Cash to close ($77,840) invested at 7%	$592,538
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	$592,538
Building minus stocks	$1,099,769

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $201,000 of principal by year 30	$0
Plus rental profits, invested at 7%$643,167 of profit by year 30, before investment growth	$1,578,448
What you'd walk away with	$2,189,924
If you put the same money in stocks
Cash to close ($75,040) invested at 7%	$571,224
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	$571,224
Building minus stocks	$1,618,700

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $201,000 of principal by year 30	$0
Plus rental profits, invested at 7%$472,914 of profit by year 30, before investment growth	$1,114,575
What you'd walk away with	$1,726,051
If you put the same money in stocks
Cash to close ($75,040) invested at 7%	$571,224
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	$571,224
Building minus stocks	$1,154,827

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 $2.05M, stocks $487K. 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 $1,175/mo · range $950–$1,375 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1555 Homer Rd, Winona	$1,189	2 / 1	1,060	16.2 mi	2025-04-04	Apartment
52 Links Ln, Winona	$995	2 / 1	1,000	16.3 mi	2026-05-27	Apartment
451 W 8th St, Winona	$1,095	2 / 1	500	17.5 mi	—	Apartment
100 Clover Ct, Saint Charles	$879	2 / 1	686	18.6 mi	2026-05-15	Apartment
1260 Oakview Dr Apt 1, Saint Charles	$1,100	2 / 1	750	19.3 mi	—	Apartment
1112 Oakview Dr Apt 1, Saint Charles	$1,100	2 / 1	750	19.3 mi	—	Apartment
1160 Oakview Dr Apt 9, Saint Charles	$1,100	2 / 1	750	19.4 mi	—	Apartment
1155 Felty Ave SE, Rochester	$1,770	2 / 2	1,102	35.9 mi	2025-01-31	Apartment
4850 Maine Ave SE, Rochester	$1,915	2 / 2	1,147	36.5 mi	2025-07-17	Apartment
1225 20th St SE, Rochester	$1,195	2 / 2	873	36.6 mi	2025-04-10	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 116 JESSIE ST W

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 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.	$1,182
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,050
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 1890: +1 pt capital reserve; "fully renovated" in the description: -1 pts each	7% / 8%

Status history

2026-07-16New at $278,000

From the listing Listing

Listed as	triplex
Property tax, 2025	$1,182
County	Fillmore

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 Rushford on rental licensing before you buy.