1902 8th Ave N

Moorhead, MN · View the listing ↗

5 photos

Photos, via Realtor.com.

Asking price: $269,900
Monthly cash flow: −$197
Estimated rent: $2,800/mo
Break-even price: $232,859

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: $269,900
Cash to close: $62,077
Price per unit: $89,967
GRM: 8.0

Each month

Cash flow: −$197/mo
Cash-on-cash: −3.8%
Cap rate: 5.5%
DSCR: 0.86×

Break-even

Price that breaks even: $232,859
Rent that breaks even: $3,053/mo

Long run

Year 30: property vs stocks: $881K vs $525K
Cash flow turns positive: year 7

Monthly

Monthly breakdown

Rent	$2,800
Vacancy (6%)	−$168
Collected	$2,632
Property tax Listing	−$344
Insurance Estimate	−$285
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$224
Capital reserve (8% of rent)	−$224
Net operating income	$1,239
Mortgage (principal + interest)	−$1,437
Cash flow	−$197
Principal paid down (equity, not cash)	$183

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	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $242,910 of principal by year 30	$0
Plus rental profits, invested at 7%$106,524 of profit by year 30, before investment growth	$163,768
What you'd walk away with	$779,579
If you put the same money in stocks
Cash to close ($35,087) invested at 7%	$267,091
Monthly shortfalls ($33,915 total by yr 30) investedThe money you'd have put into the building while it lost money	$201,769
What you'd walk away with	$468,860
Building minus stocks	$310,719

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $242,910 of principal by year 30	$0
Plus rental profits, invested at 7%$25,248 of profit by year 30, before investment growth	$30,917
What you'd walk away with	$646,728
If you put the same money in stocks
Cash to close ($35,087) invested at 7%	$267,091
Monthly shortfalls ($87,874 total by yr 30) investedThe money you'd have put into the building while it lost money	$437,383
What you'd walk away with	$704,475
Building minus stocks	−$57,747

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $233,910 of principal by year 30	$0
Plus rental profits, invested at 7%$120,805 of profit by year 30, before investment growth	$192,919
What you'd walk away with	$785,913
If you put the same money in stocks
Cash to close ($33,787) invested at 7%	$257,195
Monthly shortfalls ($26,370 total by yr 30) investedThe money you'd have put into the building while it lost money	$161,306
What you'd walk away with	$418,501
Building minus stocks	$367,412

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $233,910 of principal by year 30	$0
Plus rental profits, invested at 7%$32,985 of profit by year 30, before investment growth	$41,938
What you'd walk away with	$634,932
If you put the same money in stocks
Cash to close ($33,787) invested at 7%	$257,195
Monthly shortfalls ($73,786 total by yr 30) investedThe money you'd have put into the building while it lost money	$378,791
What you'd walk away with	$635,986
Building minus stocks	−$1,054

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $215,920 of principal by year 30	$0
Plus rental profits, invested at 7%$152,695 of profit by year 30, before investment growth	$264,751
What you'd walk away with	$880,562
If you put the same money in stocks
Cash to close ($62,077) invested at 7%	$472,546
Monthly shortfalls ($8,155 total by yr 30) investedThe money you'd have put into the building while it lost money	$52,234
What you'd walk away with	$524,780
Building minus stocks	$355,782

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $215,920 of principal by year 30	$0
Plus rental profits, invested at 7%$52,032 of profit by year 30, before investment growth	$71,862
What you'd walk away with	$687,673
If you put the same money in stocks
Cash to close ($62,077) invested at 7%	$472,546
Monthly shortfalls ($42,728 total by yr 30) investedThe money you'd have put into the building while it lost money	$227,812
What you'd walk away with	$700,358
Building minus stocks	−$12,685

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $207,920 of principal by year 30	$0
Plus rental profits, invested at 7%$168,343 of profit by year 30, before investment growth	$303,529
What you'd walk away with	$896,524
If you put the same money in stocks
Cash to close ($59,777) invested at 7%	$455,038
Monthly shortfalls ($4,642 total by yr 30) investedThe money you'd have put into the building while it lost money	$30,681
What you'd walk away with	$485,719
Building minus stocks	$410,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $207,920 of principal by year 30	$0
Plus rental profits, invested at 7%$62,007 of profit by year 30, before investment growth	$88,999
What you'd walk away with	$681,994
If you put the same money in stocks
Cash to close ($59,777) invested at 7%	$455,038
Monthly shortfalls ($33,542 total by yr 30) investedThe money you'd have put into the building while it lost money	$184,618
What you'd walk away with	$639,655
Building minus stocks	$42,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $202,425 of principal by year 30	$0
Plus rental profits, invested at 7%$179,639 of profit by year 30, before investment growth	$333,061
What you'd walk away with	$948,872
If you put the same money in stocks
Cash to close ($75,572) invested at 7%	$575,273
Monthly shortfalls ($2,777 total by yr 30) investedThe money you'd have put into the building while it lost money	$18,773
What you'd walk away with	$594,046
Building minus stocks	$354,826

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $202,425 of principal by year 30	$0
Plus rental profits, invested at 7%$69,474 of profit by year 30, before investment growth	$102,560
What you'd walk away with	$718,371
If you put the same money in stocks
Cash to close ($75,572) invested at 7%	$575,273
Monthly shortfalls ($27,848 total by yr 30) investedThe money you'd have put into the building while it lost money	$156,739
What you'd walk away with	$732,012
Building minus stocks	−$13,641

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $194,925 of principal by year 30	$0
Plus rental profits, invested at 7%$195,815 of profit by year 30, before investment growth	$377,749
What you'd walk away with	$970,744
If you put the same money in stocks
Cash to close ($72,772) invested at 7%	$553,959
Monthly shortfalls ($990 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,901
What you'd walk away with	$560,860
Building minus stocks	$409,884

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$630,846
Minus 6% selling cost	−$37,851
Minus loan still owedTenants' rent paid down all $194,925 of principal by year 30	$0
Plus rental profits, invested at 7%$80,483 of profit by year 30, before investment growth	$123,701
What you'd walk away with	$716,696
If you put the same money in stocks
Cash to close ($72,772) invested at 7%	$553,959
Monthly shortfalls ($20,894 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,319
What you'd walk away with	$675,278
Building minus stocks	$41,418

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 $881K, stocks $525K. 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 $975/mo · range $950–$1,475 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1521 1st Ave N, Moorhead	$1,440	3 / 2	1,400	0.6 mi	2025-04-29	Apartment
915-18 1/2 St S, Moorhead	$945	3 / 2	1,035	1.3 mi	2025-01-03	Apartment
1410 8th Ave NW, Dilworth	$1,495	3 / 2	1,232	1.3 mi	2026-07-15	Apartment
921 19th St S Apt 4, Moorhead	$1,000	3 / 1	850	1.4 mi	2026-09-27	Apartment
1011 18 1/2 St S, Moorhead	$925	3 / 1	—	1.4 mi	2025-12-25	Apartment
1810 12th Ave S, Moorhead	$925	3 / 1	—	1.5 mi	2026-06-24	Apartment
1802 12th Ave S, Moorhead	$925	3 / 1	—	1.5 mi	2025-12-25	Apartment

2 bed estimate $975/mo · range $975–$1,375 · 6 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1521 1st Ave N, Moorhead	$1,210	2 / 2	1,175	0.6 mi	2025-04-29	Apartment
1205 Main Ave, Moorhead	$1,200	2 / 2	1,109	0.9 mi	2025-04-29	Apartment
801 Main Ave Apt 308, Moorhead	$1,350	2 / 1	—	1.1 mi	2026-06-04	Apartment
915-18 1/2 St S, Moorhead	$725	2 / 1	550	1.3 mi	2025-01-03	Apartment
1410 8th Ave NW, Dilworth	$1,175	2 / 2	1,064	1.3 mi	2026-07-15	Apartment
600 8th St S Apt 304, Moorhead	$1,395	2 / 2	—	1.4 mi	2026-05-11	Apartment

1 bed estimate $850/mo · range $700–$1,050 · 22 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1521 1st Ave N, Moorhead	$995	1 / 1	800	0.6 mi	2025-04-29	Apartment
1205 Main Ave, Moorhead	$995	1 / 1	764	0.9 mi	2025-04-29	Apartment
915-18 1/2 St S, Moorhead	$625	1 / 1	575	1.3 mi	2025-01-03	Apartment
1103 20th St S, Moorhead	$700	1 / 1	—	1.4 mi	2026-04-13	Apartment
429 4th St S, Moorhead	$600	1 / 1	—	1.5 mi	2026-08-28	Apartment
910 8th St S Apt 5, Moorhead	$700	1 / 1	—	1.6 mi	2026-09-03	Apartment
3450 8th Ave S, Moorhead	$995	1 / 1	800	1.6 mi	2025-07-02	Apartment
735 Center Ave W, Dilworth	$550	1 / 1	—	1.7 mi	2026-04-16	Apartment
1605 20th St S, Moorhead	$595	1 / 1	641	1.8 mi	2026-04-16	Apartment
1211 34th Street Cir S, Moorhead	$795	1 / 1	—	1.9 mi	2026-06-03	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 1902 8TH AVE N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 91 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.	$4,131
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,424
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. base rate	8% / 8%

Status history

2026-07-06New at $269,900

From the listing Listing

Listed as	triplex
Property tax, 2026	$4,131
County	Clay
Parcel number	582850070

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 Moorhead on rental licensing before you buy.