11923-11931 Wintergreen St NW

Coon Rapids, MN · View the listing ↗

Overpriced

19 photos

Photos, via Realtor.com.

Asking price: $455,000
Monthly cash flow: −$841
Estimated rent: $3,050/mo
Break-even price: $296,951

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: $455,000
Cash to close: $104,650
Price per unit: $227,500
GRM: 12.4

Each month

Cash flow: −$841/mo
Cash-on-cash: −9.6%
Cap rate: 4.2%
DSCR: 0.65×

Break-even

Price that breaks even: $296,951
Rent that breaks even: $4,128/mo

Long run

Year 30: property vs stocks: $1.15M vs $1.27M
Cash flow turns positive: year 17

Monthly

Monthly breakdown

Rent	$3,050
Vacancy (6%)	−$183
Collected	$2,867
Property tax Listing	−$376
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$244
Capital reserve (8% of rent)	−$244
Net operating income	$1,580
Mortgage (principal + interest)	−$2,422
Cash flow	−$841
Principal paid down (equity, not cash)	$308

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	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 of principal by year 30	$0
Plus rental profits, invested at 7%$40,684 of profit by year 30, before investment growth	$48,847
What you'd walk away with	$1,086,987
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($170,223 total by yr 30) investedThe money you'd have put into the building while it lost money	$831,309
What you'd walk away with	$1,281,574
Building minus stocks	−$194,587

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,732 of profit by year 30, before investment growth	$1,763
What you'd walk away with	$1,039,903
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($278,582 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,185,590
What you'd walk away with	$1,635,855
Building minus stocks	−$595,952

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $400,500 of principal by year 30	$0
Plus rental profits, invested at 7%$47,671 of profit by year 30, before investment growth	$58,410
What you'd walk away with	$1,073,734
If you put the same money in stocks
Cash to close ($57,850) invested at 7%	$440,369
Monthly shortfalls ($155,384 total by yr 30) investedThe money you'd have put into the building while it lost money	$771,259
What you'd walk away with	$1,211,628
Building minus stocks	−$137,894

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $400,500 of principal by year 30	$0
Plus rental profits, invested at 7%$3,473 of profit by year 30, before investment growth	$3,597
What you'd walk away with	$1,018,921
If you put the same money in stocks
Cash to close ($57,850) invested at 7%	$440,369
Monthly shortfalls ($258,497 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,117,812
What you'd walk away with	$1,558,180
Building minus stocks	−$539,259

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 of principal by year 30	$0
Plus rental profits, invested at 7%$82,194 of profit by year 30, before investment growth	$109,826
What you'd walk away with	$1,147,966
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($90,472 total by yr 30) investedThe money you'd have put into the building while it lost money	$469,964
What you'd walk away with	$1,266,587
Building minus stocks	−$118,621

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 of principal by year 30	$0
Plus rental profits, invested at 7%$17,022 of profit by year 30, before investment growth	$19,140
What you'd walk away with	$1,057,281
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($172,610 total by yr 30) investedThe money you'd have put into the building while it lost money	$780,644
What you'd walk away with	$1,577,266
Building minus stocks	−$519,985

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $356,000 of principal by year 30	$0
Plus rental profits, invested at 7%$91,138 of profit by year 30, before investment growth	$124,234
What you'd walk away with	$1,139,558
If you put the same money in stocks
Cash to close ($102,350) invested at 7%	$779,114
Monthly shortfalls ($80,255 total by yr 30) investedThe money you'd have put into the building while it lost money	$424,041
What you'd walk away with	$1,203,155
Building minus stocks	−$63,597

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $356,000 of principal by year 30	$0
Plus rental profits, invested at 7%$21,492 of profit by year 30, before investment growth	$24,668
What you'd walk away with	$1,039,992
If you put the same money in stocks
Cash to close ($102,350) invested at 7%	$779,114
Monthly shortfalls ($157,920 total by yr 30) investedThe money you'd have put into the building while it lost money	$725,840
What you'd walk away with	$1,504,954
Building minus stocks	−$464,962

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 of principal by year 30	$0
Plus rental profits, invested at 7%$109,229 of profit by year 30, before investment growth	$155,003
What you'd walk away with	$1,193,144
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($63,018 total by yr 30) investedThe money you'd have put into the building while it lost money	$343,575
What you'd walk away with	$1,313,376
Building minus stocks	−$120,232

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 of principal by year 30	$0
Plus rental profits, invested at 7%$31,205 of profit by year 30, before investment growth	$37,260
What you'd walk away with	$1,075,400
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($132,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$627,196
What you'd walk away with	$1,596,998
Building minus stocks	−$521,598

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $333,750 of principal by year 30	$0
Plus rental profits, invested at 7%$119,102 of profit by year 30, before investment growth	$172,566
What you'd walk away with	$1,187,890
If you put the same money in stocks
Cash to close ($124,600) invested at 7%	$948,487
Monthly shortfalls ($54,928 total by yr 30) investedThe money you'd have put into the building while it lost money	$304,577
What you'd walk away with	$1,253,064
Building minus stocks	−$65,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,080,132
Minus 6% selling cost	−$64,808
Minus loan still owedTenants' rent paid down all $333,750 of principal by year 30	$0
Plus rental profits, invested at 7%$36,851 of profit by year 30, before investment growth	$44,904
What you'd walk away with	$1,060,228
If you put the same money in stocks
Cash to close ($124,600) invested at 7%	$948,487
Monthly shortfalls ($119,988 total by yr 30) investedThe money you'd have put into the building while it lost money	$578,281
What you'd walk away with	$1,526,767
Building minus stocks	−$466,539

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 $1.15M, stocks $1.27M. Stocks win.

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 $1,525/mo · range $1,450–$1,650 · 18 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1770 121st Ave NW, Coon Rapids	$1,930	2 / 2	1,033	0.9 mi	2025-01-17	Apartment
11360 Robinson Dr NW, Coon Rapids	$1,704	2 / 1	952	0.9 mi	2024-04-12	Apartment
11639 Raven St NW, Coon Rapids	$1,450	2 / 2	910	1.4 mi	2024-04-12	Apartment
10550-10590 Kumquat St NW, Coon Rapids	$1,690	2 / 1	1,100	1.8 mi	2026-08-23	Apartment
10701 Hanson Blvd NW, Coon Rapids	$1,250	2 / 1	912	1.9 mi	2026-05-08	Apartment
10400 Jay St NW, Coon Rapids	$1,440	2 / 1	936	2.0 mi	2025-04-04	Apartment
2400 109th Ave NW, Coon Rapids	$1,365	2 / 1	864	2.1 mi	2025-04-02	Apartment
10760 6th St NE, Blaine	$1,515	2 / 1	900	2.1 mi	2025-04-25	Apartment
2070 Coon Rapids Blvd NW, Coon Rapids	$1,399	2 / 1	—	2.1 mi	2026-05-20	Apartment
1410 100th Ave NW, Coon Rapids	$1,570	2 / 1	980	2.5 mi	2025-11-12	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 11923-11931 WINTERGREEN ST NW
mediumAsking is $158,049 above the price where cash flow breaks even ($296,951) at the default scenario. Based on: Derived: price $455,000 vs. break-even $296,951

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 339 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.	$4,518
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,304
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

2025-10-31New at $455,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$4,518
County	Anoka
Parcel number	113124420115

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 Coon Rapids on rental licensing before you buy.