2005 7th Ave

6 photos

Photos courtesy of CENTURY 21 Atwood, via Realtor.com.

Asking price: $174,800
Monthly cash flow: −$103
Estimated rent: $1,950/mo
Break-even price: $155,391

Adjust the numbers See the full breakdown

From the listing

Investment opportunity in Mankato! This duplex offers strong income potential and endless possibilities for the right buyer. Whether you're looking to expand your rental portfolio, live in one unit while renting the other, or renovate and increase value, this property is full of opportunity. Each unit provides functional living space with the chance to add your own updates and improvements. Conveniently located in Mankato near shopping, dining, parks, and schools, this property is a great chance to build equity and generate rental income. Don't miss out on this versatile investment property with tons of potential!

Listing courtesy of CENTURY 21 Atwood (Candee Deichman). Description from Realtor.com, MLS #7078669. 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: $174,800
Cash to close: $40,204
Price per unit: $87,400
GRM: 7.5

Each month

Cash flow: −$103/mo
Cash-on-cash: −3.1%
Cap rate: 5.7%
DSCR: 0.89×

Break-even

Price that breaks even: $155,391
Rent that breaks even: $2,084/mo

Long run

Year 30: property vs stocks: $592K vs $329K
Cash flow turns positive: year 6

Monthly

Monthly breakdown

Rent	$1,950
Vacancy (6%)	−$117
Collected	$1,833
Property tax Listing	−$240
Insurance Estimate	−$204
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$156
Capital reserve (9% of rent)	−$176
Net operating income	$827
Mortgage (principal + interest)	−$930
Cash flow	−$103
Principal paid down (equity, not cash)	$118

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	$424,285
Minus 6% selling cost	−$25,457
Minus loan still owedTenants' rent paid down all $157,320 of principal by year 30	$0
Plus rental profits, invested at 7%$76,607 of profit by year 30, before investment growth	$121,129
What you'd walk away with	$519,957
If you put the same money in stocks
Cash to close ($22,724) invested at 7%	$172,981
Monthly shortfalls ($18,708 total by yr 30) investedThe money you'd have put into the building while it lost money	$113,593
What you'd walk away with	$286,574
Building minus stocks	$233,383

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,285
Minus 6% selling cost	−$25,457
Minus loan still owedTenants' rent paid down all $157,320 of principal by year 30	$0
Plus rental profits, invested at 7%$17,557 of profit by year 30, before investment growth	$21,729
What you'd walk away with	$420,557
If you put the same money in stocks
Cash to close ($22,724) invested at 7%	$172,981
Monthly shortfalls ($53,841 total by yr 30) investedThe money you'd have put into the building while it lost money	$270,803
What you'd walk away with	$443,784
Building minus stocks	−$23,227

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,013
Minus 6% selling cost	−$24,001
Minus loan still owedTenants' rent paid down all $148,320 of principal by year 30	$0
Plus rental profits, invested at 7%$91,962 of profit by year 30, before investment growth	$154,498
What you'd walk away with	$530,510
If you put the same money in stocks
Cash to close ($21,424) invested at 7%	$163,085
Monthly shortfalls ($12,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$77,349
What you'd walk away with	$240,434
Building minus stocks	$290,076

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,013
Minus 6% selling cost	−$24,001
Minus loan still owedTenants' rent paid down all $148,320 of principal by year 30	$0
Plus rental profits, invested at 7%$26,034 of profit by year 30, before investment growth	$34,296
What you'd walk away with	$410,308
If you put the same money in stocks
Cash to close ($21,424) invested at 7%	$163,085
Monthly shortfalls ($40,491 total by yr 30) investedThe money you'd have put into the building while it lost money	$213,757
What you'd walk away with	$376,842
Building minus stocks	$33,466

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,285
Minus 6% selling cost	−$25,457
Minus loan still owedTenants' rent paid down all $139,840 of principal by year 30	$0
Plus rental profits, invested at 7%$108,046 of profit by year 30, before investment growth	$193,141
What you'd walk away with	$591,969
If you put the same money in stocks
Cash to close ($40,204) invested at 7%	$306,043
Monthly shortfalls ($3,562 total by yr 30) investedThe money you'd have put into the building while it lost money	$23,358
What you'd walk away with	$329,402
Building minus stocks	$262,567

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,285
Minus 6% selling cost	−$25,457
Minus loan still owedTenants' rent paid down all $139,840 of principal by year 30	$0
Plus rental profits, invested at 7%$35,637 of profit by year 30, before investment growth	$49,909
What you'd walk away with	$448,738
If you put the same money in stocks
Cash to close ($40,204) invested at 7%	$306,043
Monthly shortfalls ($25,335 total by yr 30) investedThe money you'd have put into the building while it lost money	$136,737
What you'd walk away with	$442,780
Building minus stocks	$5,958

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,013
Minus 6% selling cost	−$24,001
Minus loan still owedTenants' rent paid down all $131,840 of principal by year 30	$0
Plus rental profits, invested at 7%$124,670 of profit by year 30, before investment growth	$237,172
What you'd walk away with	$613,184
If you put the same money in stocks
Cash to close ($37,904) invested at 7%	$288,535
Monthly shortfalls ($1,025 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,058
What you'd walk away with	$295,593
Building minus stocks	$317,591

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,013
Minus 6% selling cost	−$24,001
Minus loan still owedTenants' rent paid down all $131,840 of principal by year 30	$0
Plus rental profits, invested at 7%$46,332 of profit by year 30, before investment growth	$69,150
What you'd walk away with	$445,162
If you put the same money in stocks
Cash to close ($37,904) invested at 7%	$288,535
Monthly shortfalls ($16,869 total by yr 30) investedThe money you'd have put into the building while it lost money	$95,647
What you'd walk away with	$384,182
Building minus stocks	$60,980

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,285
Minus 6% selling cost	−$25,457
Minus loan still owedTenants' rent paid down all $131,100 of principal by year 30	$0
Plus rental profits, invested at 7%$126,265 of profit by year 30, before investment growth	$241,573
What you'd walk away with	$640,401
If you put the same money in stocks
Cash to close ($48,944) invested at 7%	$372,574
Monthly shortfalls ($848 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,878
What you'd walk away with	$378,452
Building minus stocks	$261,949

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,285
Minus 6% selling cost	−$25,457
Minus loan still owedTenants' rent paid down all $131,100 of principal by year 30	$0
Plus rental profits, invested at 7%$47,395 of profit by year 30, before investment growth	$71,159
What you'd walk away with	$469,987
If you put the same money in stocks
Cash to close ($48,944) invested at 7%	$372,574
Monthly shortfalls ($16,160 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,075
What you'd walk away with	$464,649
Building minus stocks	$5,338

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,013
Minus 6% selling cost	−$24,001
Minus loan still owedTenants' rent paid down all $123,600 of principal by year 30	$0
Plus rental profits, invested at 7%$143,380 of profit by year 30, before investment growth	$292,255
What you'd walk away with	$668,267
If you put the same money in stocks
Cash to close ($46,144) invested at 7%	$351,260
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	$351,260
Building minus stocks	$317,007

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,013
Minus 6% selling cost	−$24,001
Minus loan still owedTenants' rent paid down all $123,600 of principal by year 30	$0
Plus rental profits, invested at 7%$58,989 of profit by year 30, before investment growth	$94,349
What you'd walk away with	$470,362
If you put the same money in stocks
Cash to close ($46,144) invested at 7%	$351,260
Monthly shortfalls ($9,790 total by yr 30) investedThe money you'd have put into the building while it lost money	$58,705
What you'd walk away with	$409,965
Building minus stocks	$60,397

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 $592K, stocks $329K. 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 $975/mo · range $900–$1,125 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
111 W Lind St, Mankato	$1,130	2 / 1	775	0.6 mi	2026-08-22	Apartment
630 Lyndale St, North Mankato	$895	2 / 1	551	0.9 mi	2026-06-26	Apartment
225 E Spring St, Mankato	$965	2 / 1	755	1.2 mi	2026-09-11	Apartment
535 N 4th St, Mankato	$935	2 / 1	750	1.2 mi	2026-06-03	Apartment
426 N 5th St Apt 1, Mankato	$875	2 / 1	672	1.3 mi	2025-07-24	Apartment
501 N 5th St Unit 1/2, Mankato	$1,070	2 / 1	896	1.3 mi	2026-06-15	Apartment
405 N 5th St, Mankato	$1,200	2 / 1	776	1.4 mi	2025-01-03	Apartment

1 bed estimate $975/mo · range $750–$1,400 · 6 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1247 Range St Apt 118, Mankato	$1,365	1 / 1	758	0.6 mi	2026-08-13	Apartment
1247 Range St Apt 429, Mankato	$1,465	1 / 1	758	0.6 mi	2026-01-26	Apartment
914 Lyndale St, North Mankato	$724	1 / 1	400	0.7 mi	2026-08-06	Apartment
325 Belgrade Ave, North Mankato	$775	1 / 1	318	1.3 mi	2026-06-30	Apartment
308 N Broad St, Mankato	$870	1 / 1	509	1.3 mi	2026-09-26	Apartment
405 N 5th St, Mankato	$1,075	1 / 1	576	1.4 mi	2025-01-03	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 2005 7TH AVE

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 137 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.	$2,882
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,451
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 1881: +1 pt capital reserve	8% / 9%

Status history

2026-05-21New at $174,800

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,882
County	Blue Earth
Parcel number	R010906328003

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 Mankato on rental licensing before you buy.