1209 Quince St

Overpriced

28 photos

Photos, via Realtor.com.

Asking price: $239,900
Monthly cash flow: −$350
Estimated rent: $2,000/mo
Break-even price: $174,193

Adjust the numbers See the full breakdown

From the listing

Excellent investment opportunity in the heart of Brainerd! This well-maintained duplex features two 1-bedroom, 1-bath units, each offering comfortable living spaces with strong rental appeal. The property includes a detached 2-stall garage, off-street parking, and is conveniently located near downtown Brainerd, parks, schools, shopping, and local amenities. Whether you're looking to expand your investment portfolio or owner-occupy one unit while generating rental income from the other, this property offers outstanding potential. Currently listed at $239,900, this is a great opportunity to own an income-producing property in a desirable Brainerd location. Schedule your showing today!

Description from Realtor.com, MLS #7118278. 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: $239,900
Cash to close: $55,177
Price per unit: $119,950
GRM: 10.0

Each month

Cash flow: −$350/mo
Cash-on-cash: −7.6%
Cap rate: 4.6%
DSCR: 0.73×

Break-even

Price that breaks even: $174,193
Rent that breaks even: $2,454/mo

Long run

Year 30: property vs stocks: $648K vs $583K
Cash flow turns positive: year 14

Monthly

Monthly breakdown

Rent	$2,000
Vacancy (6%)	−$120
Collected	$1,880
Property tax Listing	−$186
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$160
Capital reserve (9% of rent)	−$180
Net operating income	$927
Mortgage (principal + interest)	−$1,277
Cash flow	−$350
Principal paid down (equity, not cash)	$162

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	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$40,278 of profit by year 30, before investment growth	$52,632
What you'd walk away with	$599,995
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($64,343 total by yr 30) investedThe money you'd have put into the building while it lost money	$336,944
What you'd walk away with	$574,347
Building minus stocks	$25,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$3,643 of profit by year 30, before investment growth	$3,877
What you'd walk away with	$551,239
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($124,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$551,379
What you'd walk away with	$788,782
Building minus stocks	−$237,543

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$50,003 of profit by year 30, before investment growth	$68,028
What you'd walk away with	$592,574
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($52,242 total by yr 30) investedThe money you'd have put into the building while it lost money	$282,726
What you'd walk away with	$510,234
Building minus stocks	$82,340

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$7,187 of profit by year 30, before investment growth	$7,957
What you'd walk away with	$532,503
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($106,023 total by yr 30) investedThe money you'd have put into the building while it lost money	$485,845
What you'd walk away with	$713,353
Building minus stocks	−$180,850

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$68,945 of profit by year 30, before investment growth	$100,905
What you'd walk away with	$648,267
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($29,074 total by yr 30) investedThe money you'd have put into the building while it lost money	$162,545
What you'd walk away with	$582,567
Building minus stocks	$65,700

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$15,939 of profit by year 30, before investment growth	$18,959
What you'd walk away with	$566,321
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($72,665 total by yr 30) investedThe money you'd have put into the building while it lost money	$343,789
What you'd walk away with	$763,811
Building minus stocks	−$197,490

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$80,514 of profit by year 30, before investment growth	$122,885
What you'd walk away with	$647,430
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($21,483 total by yr 30) investedThe money you'd have put into the building while it lost money	$124,193
What you'd walk away with	$526,707
Building minus stocks	$120,723

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$22,101 of profit by year 30, before investment growth	$27,374
What you'd walk away with	$551,920
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($59,667 total by yr 30) investedThe money you'd have put into the building while it lost money	$291,873
What you'd walk away with	$694,386
Building minus stocks	−$142,466

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$86,671 of profit by year 30, before investment growth	$135,157
What you'd walk away with	$682,519
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($18,071 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,338
What you'd walk away with	$617,668
Building minus stocks	$64,851

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$25,610 of profit by year 30, before investment growth	$32,408
What you'd walk away with	$579,770
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($53,607 total by yr 30) investedThe money you'd have put into the building while it lost money	$266,779
What you'd walk away with	$778,110
Building minus stocks	−$198,340

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$98,969 of profit by year 30, before investment growth	$160,954
What you'd walk away with	$685,500
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
Monthly shortfalls ($12,407 total by yr 30) investedThe money you'd have put into the building while it lost money	$75,574
What you'd walk away with	$565,590
Building minus stocks	$119,910

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$32,998 of profit by year 30, before investment growth	$43,580
What you'd walk away with	$568,125
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
Monthly shortfalls ($43,032 total by yr 30) investedThe money you'd have put into the building while it lost money	$221,390
What you'd walk away with	$711,406
Building minus stocks	−$143,281

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 $648K, stocks $583K. 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 $1,000/mo · range $850–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
214 S 8th St, Brainerd	$620	1 / 1	—	0.5 mi	2025-09-05	Apartment
616 1/2 Front St, Brainerd	$625	1 / 1	—	0.6 mi	2026-07-28	Apartment
101 SW Thompson St, Verndale	$890	1 / 1	550	39.5 mi	2025-10-10	Apartment
222 1st Ave NE Apt 5, Eagle Bend	$895	1 / 1	550	42.3 mi	2026-04-20	Apartment
220 11th St NW, Milaca	$795	1 / 1	—	47.9 mi	2026-10-02	Apartment
207 Cedar St NE, Remer	$742	1 / 1	550	50.6 mi	2025-02-17	Apartment
201 5th Ave E, Sartell	$840	1 / 1	586	50.7 mi	2026-03-10	Apartment
1333 13th Street Cir Apt 101, Sauk Rapids	$850	1 / 1	750	51.4 mi	—	Apartment
720 Roberts Rd, Sartell	$1,265	1 / 1	717	51.9 mi	2026-09-02	Apartment
1531 7th Ave S, Sartell	$1,265	1 / 1	730	52.0 mi	2025-05-02	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 1209 QUINCE ST

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.	$2,238
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,356
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 1900: +1 pt capital reserve	8% / 9%

Status history

2026-08-05New at $239,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,238
County	Crow Wing
Parcel number	41250737

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.