1317 E 13th Ave

Hibbing, MN · View the listing ↗

Cash flows

33 photos

Photos courtesy of PERRELLA & ASSOCIATES - Broker, via Realtor.com.

Asking price: $169,900
Monthly cash flow: $465
Estimated rent: $2,675/mo
Break-even price: $257,247

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: $169,900
Cash to close: $39,077
Price per unit: $84,950
GRM: 5.3

Each month

Cash flow: $465/mo
Cash-on-cash: 14.3%
Cap rate: 9.7%
DSCR: 1.51×

Break-even

Price that breaks even: $257,247
Rent that breaks even: $2,079/mo

Long run

Year 30: property vs stocks: $1.43M vs $297K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,675
Vacancy (6%)	−$160
Collected	$2,514
Property tax Estimate	−$297
Insurance Estimate	−$190
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$214
Capital reserve (8% of rent)	−$214
Net operating income	$1,369
Mortgage (principal + interest)	−$904
Cash flow	$465
Principal paid down (equity, not cash)	$115

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	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $152,910 of principal by year 30	$0
Plus rental profits, invested at 7%$376,010 of profit by year 30, before investment growth	$880,965
What you'd walk away with	$1,268,614
If you put the same money in stocks
Cash to close ($22,087) invested at 7%	$168,132
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	$168,132
Building minus stocks	$1,100,482

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $152,910 of principal by year 30	$0
Plus rental profits, invested at 7%$246,811 of profit by year 30, before investment growth	$528,949
What you'd walk away with	$916,597
If you put the same money in stocks
Cash to close ($22,087) invested at 7%	$168,132
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	$168,132
Building minus stocks	$748,465

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$388,119
Minus 6% selling cost	−$23,287
Minus loan still owedTenants' rent paid down all $143,910 of principal by year 30	$0
Plus rental profits, invested at 7%$397,836 of profit by year 30, before investment growth	$950,578
What you'd walk away with	$1,315,411
If you put the same money in stocks
Cash to close ($20,787) invested at 7%	$158,236
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	$158,236
Building minus stocks	$1,157,175

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$388,119
Minus 6% selling cost	−$23,287
Minus loan still owedTenants' rent paid down all $143,910 of principal by year 30	$0
Plus rental profits, invested at 7%$268,637 of profit by year 30, before investment growth	$598,562
What you'd walk away with	$963,394
If you put the same money in stocks
Cash to close ($20,787) invested at 7%	$158,236
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	$158,236
Building minus stocks	$805,158

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $135,920 of principal by year 30	$0
Plus rental profits, invested at 7%$421,290 of profit by year 30, before investment growth	$1,038,664
What you'd walk away with	$1,426,312
If you put the same money in stocks
Cash to close ($39,077) invested at 7%	$297,464
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	$297,464
Building minus stocks	$1,128,848

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $135,920 of principal by year 30	$0
Plus rental profits, invested at 7%$292,091 of profit by year 30, before investment growth	$686,647
What you'd walk away with	$1,074,295
If you put the same money in stocks
Cash to close ($39,077) invested at 7%	$297,464
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	$297,464
Building minus stocks	$776,831

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$388,119
Minus 6% selling cost	−$23,287
Minus loan still owedTenants' rent paid down all $127,920 of principal by year 30	$0
Plus rental profits, invested at 7%$440,451 of profit by year 30, before investment growth	$1,098,995
What you'd walk away with	$1,463,827
If you put the same money in stocks
Cash to close ($36,777) invested at 7%	$279,956
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	$279,956
Building minus stocks	$1,183,871

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$388,119
Minus 6% selling cost	−$23,287
Minus loan still owedTenants' rent paid down all $127,920 of principal by year 30	$0
Plus rental profits, invested at 7%$311,252 of profit by year 30, before investment growth	$746,978
What you'd walk away with	$1,111,810
If you put the same money in stocks
Cash to close ($36,777) invested at 7%	$279,956
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	$279,956
Building minus stocks	$831,854

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $127,425 of principal by year 30	$0
Plus rental profits, invested at 7%$441,636 of profit by year 30, before investment growth	$1,102,728
What you'd walk away with	$1,490,376
If you put the same money in stocks
Cash to close ($47,572) invested at 7%	$362,130
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	$362,130
Building minus stocks	$1,128,246

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $127,425 of principal by year 30	$0
Plus rental profits, invested at 7%$312,438 of profit by year 30, before investment growth	$750,711
What you'd walk away with	$1,138,360
If you put the same money in stocks
Cash to close ($47,572) invested at 7%	$362,130
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	$362,130
Building minus stocks	$776,230

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$388,119
Minus 6% selling cost	−$23,287
Minus loan still owedTenants' rent paid down all $119,925 of principal by year 30	$0
Plus rental profits, invested at 7%$459,599 of profit by year 30, before investment growth	$1,159,289
What you'd walk away with	$1,524,121
If you put the same money in stocks
Cash to close ($44,772) invested at 7%	$340,816
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	$340,816
Building minus stocks	$1,183,305

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$388,119
Minus 6% selling cost	−$23,287
Minus loan still owedTenants' rent paid down all $119,925 of principal by year 30	$0
Plus rental profits, invested at 7%$330,401 of profit by year 30, before investment growth	$807,272
What you'd walk away with	$1,172,104
If you put the same money in stocks
Cash to close ($44,772) invested at 7%	$340,816
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	$340,816
Building minus stocks	$831,288

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 $1.43M, stocks $297K. 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.

3 bed estimate $1,425/mo · range $1,250–$1,525 · 20 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
100 Southview Dr, Hibbing	$1,072	3 / 1	978	0.5 mi	—	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,465	3 / 2	1,160	17.1 mi	—	Apartment
1701 Kenwood Ave, Duluth	$1,495	3 / 1	955	57.4 mi	2026-01-22	Apartment
102 104 Morley Pkwy, Duluth	$1,500	3 / 1	1,058	58.0 mi	2026-07-10	Apartment
605 607 Leicester Ave, Duluth	$1,950	3 / 2	—	58.1 mi	2026-09-04	Apartment
918 922 E 5th St, Duluth	$1,400	3 / 1	1,127	58.9 mi	2026-07-02	Apartment
407 E 5th St Unit Lower, Duluth	$1,700	3 / 1	1,200	58.9 mi	2024-04-05	Duplex triplex
504 N 2nd Ave E, Duluth	$1,200	3 / 1	972	59.0 mi	2026-09-10	Apartment
322-324 E 5th St, Duluth	$1,325	3 / 1	818	59.0 mi	2026-05-02	Apartment
2006 E 2nd St, Duluth	$1,800	3 / 2	—	59.0 mi	—	Apartment

2 bed estimate $1,250/mo · range $1,100–$1,675 · 48 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
100 Southview Dr, Hibbing	$990	2 / 1	792	0.5 mi	—	Apartment
3505 9th Ave W, Hibbing	$748	2 / 1	627	2.2 mi	2024-11-16	Apartment
600 E 40th St, Hibbing	$1,170	2 / 1	860	2.3 mi	2025-04-16	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	16.6 mi	2025-01-03	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	17.1 mi	—	Apartment
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	19.0 mi	2026-04-08	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	19.2 mi	2026-02-01	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	19.2 mi	—	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	19.5 mi	—	Apartment
410 W 3rd Ave N, Aurora	$970	2 / 1	840	32.5 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 1317 13TH AVE E

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 Estimateestimate. No tax record found; 2.1% of price.	$3,568
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,280
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

2026-07-30New at $169,900

From the listing Listing

Listed as

duplex

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.