124 E 17th St

Hibbing, MN · View the listing ↗

Cash flows

2 photos

Photos, via Realtor.com.

Asking price: $95,000
Monthly cash flow: $781
Estimated rent: $2,425/mo
Break-even price: $241,805

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: $95,000
Cash to close: $21,850
Price per unit: $47,500
GRM: 3.3

Each month

Cash flow: $781/mo
Cash-on-cash: 42.9%
Cap rate: 16.3%
DSCR: 2.55×

Break-even

Price that breaks even: $241,805
Rent that breaks even: $1,410/mo

Long run

Year 30: property vs stocks: $1.59M vs $166K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,425
Vacancy (6%)	−$146
Collected	$2,280
Property tax Listing	−$154
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$194
Capital reserve (9% of rent)	−$218
Net operating income	$1,287
Mortgage (principal + interest)	−$506
Cash flow	$781
Principal paid down (equity, not cash)	$64

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	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $85,500 of principal by year 30	$0
Plus rental profits, invested at 7%$499,221 of profit by year 30, before investment growth	$1,287,147
What you'd walk away with	$1,503,901
If you put the same money in stocks
Cash to close ($12,350) invested at 7%	$94,011
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	$94,011
Building minus stocks	$1,409,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $85,500 of principal by year 30	$0
Plus rental profits, invested at 7%$382,097 of profit by year 30, before investment growth	$968,028
What you'd walk away with	$1,184,783
If you put the same money in stocks
Cash to close ($12,350) invested at 7%	$94,011
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	$94,011
Building minus stocks	$1,090,772

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $76,500 of principal by year 30	$0
Plus rental profits, invested at 7%$521,047 of profit by year 30, before investment growth	$1,356,760
What you'd walk away with	$1,550,698
If you put the same money in stocks
Cash to close ($11,050) invested at 7%	$84,115
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	$84,115
Building minus stocks	$1,466,583

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $76,500 of principal by year 30	$0
Plus rental profits, invested at 7%$403,923 of profit by year 30, before investment growth	$1,037,641
What you'd walk away with	$1,231,580
If you put the same money in stocks
Cash to close ($11,050) invested at 7%	$84,115
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	$84,115
Building minus stocks	$1,147,465

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $76,000 of principal by year 30	$0
Plus rental profits, invested at 7%$524,539 of profit by year 30, before investment growth	$1,375,324
What you'd walk away with	$1,592,079
If you put the same money in stocks
Cash to close ($21,850) invested at 7%	$166,328
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	$166,328
Building minus stocks	$1,425,751

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $76,000 of principal by year 30	$0
Plus rental profits, invested at 7%$407,415 of profit by year 30, before investment growth	$1,056,206
What you'd walk away with	$1,272,960
If you put the same money in stocks
Cash to close ($21,850) invested at 7%	$166,328
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	$166,328
Building minus stocks	$1,106,632

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $68,000 of principal by year 30	$0
Plus rental profits, invested at 7%$543,700 of profit by year 30, before investment growth	$1,435,655
What you'd walk away with	$1,629,594
If you put the same money in stocks
Cash to close ($19,550) invested at 7%	$148,820
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	$148,820
Building minus stocks	$1,480,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $68,000 of principal by year 30	$0
Plus rental profits, invested at 7%$426,576 of profit by year 30, before investment growth	$1,116,537
What you'd walk away with	$1,310,475
If you put the same money in stocks
Cash to close ($19,550) invested at 7%	$148,820
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	$148,820
Building minus stocks	$1,161,655

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $71,250 of principal by year 30	$0
Plus rental profits, invested at 7%$535,916 of profit by year 30, before investment growth	$1,411,146
What you'd walk away with	$1,627,900
If you put the same money in stocks
Cash to close ($26,600) invested at 7%	$202,486
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	$202,486
Building minus stocks	$1,425,414

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $71,250 of principal by year 30	$0
Plus rental profits, invested at 7%$418,792 of profit by year 30, before investment growth	$1,092,028
What you'd walk away with	$1,308,782
If you put the same money in stocks
Cash to close ($26,600) invested at 7%	$202,486
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	$202,486
Building minus stocks	$1,106,296

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $63,750 of principal by year 30	$0
Plus rental profits, invested at 7%$553,879 of profit by year 30, before investment growth	$1,467,706
What you'd walk away with	$1,661,644
If you put the same money in stocks
Cash to close ($23,800) invested at 7%	$181,172
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	$181,172
Building minus stocks	$1,480,472

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $63,750 of principal by year 30	$0
Plus rental profits, invested at 7%$436,755 of profit by year 30, before investment growth	$1,148,588
What you'd walk away with	$1,342,526
If you put the same money in stocks
Cash to close ($23,800) invested at 7%	$181,172
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	$181,172
Building minus stocks	$1,161,354

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 $1.59M, stocks $166K. 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 $1,225/mo · range $1,075–$1,650 · 48 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
100 Southview Dr, Hibbing	$990	2 / 1	792	1.0 mi	—	Apartment
3505 9th Ave W, Hibbing	$748	2 / 1	627	1.7 mi	2024-11-16	Apartment
600 E 40th St, Hibbing	$1,170	2 / 1	860	2.0 mi	2025-04-16	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	17.3 mi	2025-01-03	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	17.8 mi	—	Apartment
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	19.7 mi	2026-04-08	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	19.9 mi	2026-02-01	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	19.9 mi	—	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	20.2 mi	—	Apartment
410 W 3rd Ave N, Aurora	$970	2 / 1	840	33.2 mi	—	Apartment

1 bed estimate $1,200/mo · range $1,050–$1,400 · 36 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
600 E 40th St, Hibbing	$995	1 / 1	599	2.0 mi	2025-04-16	Apartment
100 N Van Buren Ave, Eveleth	$1,050	1 / 1	675	19.5 mi	—	Apartment
606 7th St S Unit 2, Virginia	$880	1 / 1	—	19.6 mi	—	Apartment
604 7th St S Unit 2, Virginia	$850	1 / 1	—	19.6 mi	—	Apartment
406 S 4th Ave W Apt 204, Virginia	$940	1 / 1	368	19.9 mi	2026-09-17	Apartment
201 N 5th Ave, Virginia	$882	1 / 1	—	19.9 mi	2026-02-01	Apartment
900 Dorchester Dr, Hoyt Lakes	$725	1 / 1	665	38.0 mi	2024-04-15	Apartment
5886 N Pike Lake Rd, Duluth	$1,400	1 / 1	544	49.0 mi	2026-03-18	Apartment
4926 W Arrowhead Rd Unit 307, Hermantown	$1,599	1 / 1	655	54.7 mi	2026-07-03	Apartment
25 W Redwing St Apt 18, Duluth	$1,125	1 / 1	513	56.9 mi	—	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 124 17TH ST E

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 211 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 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.	$1,853
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,350
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 1890: +1 pt capital reserve	8% / 9%

Status history

2026-03-08New at $95,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$1,853
County	St. Louis
Parcel number	140014002500

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 Hibbing on rental licensing before you buy.