208 MN 5

Cash flows

36 photos

Photos courtesy of True Real Estate - Broker, via Realtor.com.

Asking price: $164,000
Monthly cash flow: $147
Estimated rent: $2,200/mo
Break-even price: $191,571

Adjust the numbers See the full breakdown

From the listing

Investment opportunity! This amazing property offers multiple avenues of revenue, whether you use it as a residential duplex, commercial space, single family home or a mixed use property! Desirably located on Highway 5, right as you enter town it's a prime real estate location! Inside you will find the main level provides a one bedroom, 3/4 bathroom unit. Main level bathroom improvements include new flooring, sink and paint! Upstairs offers a two bedroom, 3/4 bathroom unit with hardwood flooring! Upper level bathroom improvements include paint, toilet, shower, faucet and flooring! Outside you will find an oversized, insulated, heated and cooled garage, that doubled most recently as a store front. Additionally, there is a large greenhouse/storage shed. New roof and siding in 2024! Exterior steps going to the upper level new in 2022! Schedule your private showing today!

Listing courtesy of True Real Estate - Broker (Lindsay Thomes). Description from Realtor.com, MLS #6814023. 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: $164,000
Cash to close: $37,720
Price per unit: $82,000
GRM: 6.2

Each month

Cash flow: $147/mo
Cash-on-cash: 4.7%
Cap rate: 7.5%
DSCR: 1.17×

Break-even

Price that breaks even: $191,571
Rent that breaks even: $2,009/mo

Long run

Year 30: property vs stocks: $909K vs $287K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,200
Vacancy (6%)	−$132
Collected	$2,068
Property tax Listing	−$218
Insurance Estimate	−$227
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$176
Capital reserve (9% of rent)	−$198
Net operating income	$1,020
Mortgage (principal + interest)	−$873
Cash flow	$147
Principal paid down (equity, not cash)	$111

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	$398,071
Minus 6% selling cost	−$23,884
Minus loan still owedTenants' rent paid down all $147,600 of principal by year 30	$0
Plus rental profits, invested at 7%$192,394 of profit by year 30, before investment growth	$389,107
What you'd walk away with	$763,294
If you put the same money in stocks
Cash to close ($21,320) invested at 7%	$162,293
Monthly shortfalls ($984 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,849
What you'd walk away with	$169,142
Building minus stocks	$594,152

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$398,071
Minus 6% selling cost	−$23,884
Minus loan still owedTenants' rent paid down all $147,600 of principal by year 30	$0
Plus rental profits, invested at 7%$96,374 of profit by year 30, before investment growth	$164,154
What you'd walk away with	$538,341
If you put the same money in stocks
Cash to close ($21,320) invested at 7%	$162,293
Monthly shortfalls ($11,221 total by yr 30) investedThe money you'd have put into the building while it lost money	$71,406
What you'd walk away with	$233,699
Building minus stocks	$304,642

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$373,798
Minus 6% selling cost	−$22,428
Minus loan still owedTenants' rent paid down all $138,600 of principal by year 30	$0
Plus rental profits, invested at 7%$213,235 of profit by year 30, before investment growth	$451,871
What you'd walk away with	$803,241
If you put the same money in stocks
Cash to close ($20,020) invested at 7%	$152,397
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	$152,397
Building minus stocks	$650,844

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$373,798
Minus 6% selling cost	−$22,428
Minus loan still owedTenants' rent paid down all $138,600 of principal by year 30	$0
Plus rental profits, invested at 7%$113,807 of profit by year 30, before investment growth	$206,955
What you'd walk away with	$558,326
If you put the same money in stocks
Cash to close ($20,020) invested at 7%	$152,397
Monthly shortfalls ($6,828 total by yr 30) investedThe money you'd have put into the building while it lost money	$44,594
What you'd walk away with	$196,991
Building minus stocks	$361,335

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$398,071
Minus 6% selling cost	−$23,884
Minus loan still owedTenants' rent paid down all $131,200 of principal by year 30	$0
Plus rental profits, invested at 7%$235,117 of profit by year 30, before investment growth	$534,480
What you'd walk away with	$908,667
If you put the same money in stocks
Cash to close ($37,720) invested at 7%	$287,134
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	$287,134
Building minus stocks	$621,533

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$398,071
Minus 6% selling cost	−$23,884
Minus loan still owedTenants' rent paid down all $131,200 of principal by year 30	$0
Plus rental profits, invested at 7%$129,546 of profit by year 30, before investment growth	$249,748
What you'd walk away with	$623,935
If you put the same money in stocks
Cash to close ($37,720) invested at 7%	$287,134
Monthly shortfalls ($685 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,778
What you'd walk away with	$291,912
Building minus stocks	$332,023

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$373,798
Minus 6% selling cost	−$22,428
Minus loan still owedTenants' rent paid down all $123,200 of principal by year 30	$0
Plus rental profits, invested at 7%$254,278 of profit by year 30, before investment growth	$594,811
What you'd walk away with	$946,182
If you put the same money in stocks
Cash to close ($35,420) invested at 7%	$269,626
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	$269,626
Building minus stocks	$676,556

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$373,798
Minus 6% selling cost	−$22,428
Minus loan still owedTenants' rent paid down all $123,200 of principal by year 30	$0
Plus rental profits, invested at 7%$148,021 of profit by year 30, before investment growth	$305,302
What you'd walk away with	$656,672
If you put the same money in stocks
Cash to close ($35,420) invested at 7%	$269,626
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	$269,626
Building minus stocks	$387,046

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$398,071
Minus 6% selling cost	−$23,884
Minus loan still owedTenants' rent paid down all $123,000 of principal by year 30	$0
Plus rental profits, invested at 7%$254,757 of profit by year 30, before investment growth	$596,319
What you'd walk away with	$970,506
If you put the same money in stocks
Cash to close ($45,920) invested at 7%	$349,555
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	$349,555
Building minus stocks	$620,951

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$398,071
Minus 6% selling cost	−$23,884
Minus loan still owedTenants' rent paid down all $123,000 of principal by year 30	$0
Plus rental profits, invested at 7%$148,500 of profit by year 30, before investment growth	$306,810
What you'd walk away with	$680,997
If you put the same money in stocks
Cash to close ($45,920) invested at 7%	$349,555
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	$349,555
Building minus stocks	$331,442

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$373,798
Minus 6% selling cost	−$22,428
Minus loan still owedTenants' rent paid down all $115,500 of principal by year 30	$0
Plus rental profits, invested at 7%$272,720 of profit by year 30, before investment growth	$652,880
What you'd walk away with	$1,004,250
If you put the same money in stocks
Cash to close ($43,120) invested at 7%	$328,240
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	$328,240
Building minus stocks	$676,010

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$373,798
Minus 6% selling cost	−$22,428
Minus loan still owedTenants' rent paid down all $115,500 of principal by year 30	$0
Plus rental profits, invested at 7%$166,463 of profit by year 30, before investment growth	$363,371
What you'd walk away with	$714,741
If you put the same money in stocks
Cash to close ($43,120) invested at 7%	$328,240
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	$328,240
Building minus stocks	$386,501

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 $909K, stocks $287K. 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 $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
101 Main St S, Le Sueur	$1,400	2 / 1	1,050	13.0 mi	2026-08-01	Apartment
610 6th St W Unit 11, Winthrop	$775	2 / 1	—	14.9 mi	2024-07-10	Apartment
301 S Washington Ave, Saint Peter	$1,260	2 / 1	1,157	20.2 mi	2026-01-14	Apartment
219 Park Row Unit B, Saint Peter	$1,200	2 / 1	—	20.4 mi	2023-01-06	Apartment
314 S 3rd St Unit 3C, Saint Peter	$1,350	2 / 1	1,160	20.4 mi	2026-10-01	Apartment
208-212 S Minnesota Ave, Saint Peter	$1,100	2 / 1	950	20.4 mi	2024-05-22	Apartment
1573 Aspen Dr, Saint Peter	$1,355	2 / 1	816	20.9 mi	2025-04-12	Apartment
600 Bowman St Apt 3, Stewart	$775	2 / 1	—	21.6 mi	2025-06-30	Apartment
221-231 Freemont Ave SE, Hutchinson	$1,195	2 / 1	860	23.5 mi	2026-07-23	Apartment
955 Echo Dr SE Apt 4, Hutchinson	$975	2 / 1	750	23.7 mi	2026-07-21	Apartment

1 bed estimate $1,000/mo · range $850–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
2505 11th St E, Glencoe	$845	1 / 1	725	11.6 mi	2024-04-15	Apartment
500 Boright St, Le Sueur	$895	1 / 1	550	13.0 mi	2025-10-04	Apartment
411 3rd St N, Le Sueur	$925	1 / 1	600	13.0 mi	2025-01-03	Apartment
101 Main St S, Le Sueur	$1,175	1 / 1	660	13.0 mi	2026-08-01	Apartment
223 Bridge St, Le Sueur	$750	1 / 1	600	13.1 mi	2026-09-28	Apartment
221 Bridge St, Le Sueur	$900	1 / 1	1,020	13.1 mi	2025-07-16	Apartment
1573 Aspen Dr, Saint Peter	$1,255	1 / 1	704	20.9 mi	2025-04-12	Apartment
460 Rose Ln NE Apt 3, Hutchinson	$775	1 / 1	750	24.5 mi	2022-02-12	Apartment
215 Linden Ave W Apt 200, Winsted	$929	1 / 1	600	25.3 mi	2026-08-24	Apartment
102 Chalupsky Ave SE, New Prague	$1,775	1 / 1	869	26.2 mi	2025-07-25	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 208 MN 5

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 334 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 2025. 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.	$2,612
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,721
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 1905: +1 pt capital reserve	8% / 9%

Status history

2025-11-05New at $164,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$2,612
County	Sibley
Parcel number	310319000

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 Arlington on rental licensing before you buy.